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Can You Transfer House Ownership To a Family Member (UK)?

Our guide to a quick house transfer

Transferring a property to a family member

Content Written By: Kirsty Rowett - Last Updated: 16/09/2025

📌 Transferring Ownership to Family Summary
  • You can transfer ownership to family members via:
    — Transfer of equity
    — Joint ownership
    — Deed of Gift
    — Selling below market value
  • You will need to pay certain fees to transfer ownership
  • There are multiple tax implications to consider
  • Property transfers can result in families going to court
  • Mortgaged or leasehold properties can be harder to transfer
  • Sometimes you may be better off selling quickly to a cash buyer

If you’re a homeowner who wants to transfer ownership to a family member, there are many considerations and elements you need to be aware of. Maybe you’re looking to gift the property before passing away or planning to move soon and want your family member to live there instead. Whatever the reason, it’s important to educate yourself on the legal and financial considerations. 

Having been a fully qualified solicitor since 2016, I have covered a wide spectrum of property law, including property disputes and litigation. In my experience, ownership transfers between family members can be easy and straightforward when done correctly. But when they’re mismanaged, they can result in legal consequences. They can also cause people to lose money they shouldn't need to pay. 

I’ve linked to additional sources throughout this guide, to help you find the right information elsewhere online. It’s important to use this article as just one of your many sources when looking into ownership transfers between family members. And if you’re struggling to wrap your head around it, you should get in contact with a solicitor or property expert to guide you through the process. 

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⚠️ Disclaimer: This content is for informational purposes only and does not constitute legal advice. Always consult a qualified solicitor.

Can you transfer property ownership to a family member?

The short answer is yes, you can transfer property to a family member in the UK. It’s a great way for people to avoid selling inherited property and paying a lot of tax. However, there are multiple ways to do this and they all come with their own requirements, limitations and laws. It’s crucial you’re aware of what these are, so you don’t end up trying to do something illegal.

How to transfer property to family

There are multiple ways to transfer property ownership to family depending on your relationship with them and how you want that ownership to be split or officially recognised. Most of the time you can use any of the options outlined below to transfer property or a portion of property to a spouse, sibling or child. 

Here are the most common ways people do this: 

Transfer RouteExplanationPotential Tax Considerations
Transfer of EquityYou give someone part or complete ownership of the property by adding them to the title deed. At least one of the original owners needs to stay on the title.Inheritance Tax
Capital Gains Tax
Stamp Duty
Joint OwnershipYou give someone a share of the ownership as a joint tenant or a tenant in common. As a joint tenant you may take on their debt risk.Capital Gains Tax
Stamp Duty
Deed of GiftYou provide a legally binding Deed of Gift document where you transfer all or part of your property to a family member as a gift without payment. Inheritance Tax (sometimes)
Capital Gains Tax
Selling Below Market ValueYou sell the property or part of it to a family member at a heavily discounted rate but still get financial gains out of it. Capital Gains Tax
Stamp Duty
How to: Transfer of Equity

When transferring equity, you’re legally changing the ownership of the property. To do this you’ll usually need: 

  • An experienced solicitor

  • Official title deed for the property

  • Transfer deed documents (to be signed)

    • Use Form TR1 to transfer an entire property

    • Use Form TP1 to transfer part of a property

  • Approval from your mortgage lender (if you’re still paying off your loan)

Once you’ve completed the transfer, you’ll need to notify the Land Registry. They’ll come back with a transfer fee which will need to be paid within a certain time period. This fee is determined by the property’s value. 

Top Tip: HM Land Registry has official guidance on how to complete Form TR1 for a complete transfer of property ownership.

How to: Joint Ownership

With this option, you can convert your individual ownership of property into a joint ownership (e.g. joint tenants or tenants in common). Alternatively, you can transfer part of your joint ownership to someone else. Either way, you remain a partial owner. 

According to law firm, Ellis & Co, in this situation “a transfer of equity involves selling your share (often to a co-owner or a new party), removing your name if you’re transferring ownership to a partner or family member, or adjusting ownership percentages if agreements between owners change.”

Similar to Transfer of Equity (above), you will need to submit transfer deed documents and inform HM Land Registry (use Form AP1). You will also need to pay a transfer fee. 

How to: Deed of Gift

You can submit a Deed of Gift to transfer your property to a spouse, child or sibling as a gift without payment. However, to do this you must: 

  • Own the property outright or get your mortgage lender’s consent

  • Draft and sign the Deed of Gift stating you relinquish all ownership and rights 

  • Update the title deed with Land Registry

    • Use Form TR1 to transfer an entire property

    • Use Form TP1 to transfer part of a property

    • Use Form AP1 to update the register

According to Church Robinson, “this method is chosen for various reasons, such as simplifying inheritance, reducing future tax liabilities, or supporting loved ones without going through a sale.”

How to: Selling Below Market Value

Are you wondering if you can sell your house to your son or daughter for £1? It’s very much possible to do in the UK. However, regardless of the price, you will need to proceed as you would a normal private house sale. It’s a good idea to use a solicitor for the sale to ensure you do everything by the book and don’t miss any important legal documents. 

Make sure all the required documentation is completed so that the sale can never be disputed further down the line. HomeOwners Alliance offers guidance on the documents you need to sell your house. 

Because money is involved, this won’t be classed as a gift and the buyer will need to pay stamp duty. You may also need to pay capital gains tax. However, there are ways to avoid paying or reduce CGT. 

If you don’t own the property outright, you’ll also need approval from your mortgage lender. The HMRC will also value your house based on the open market, not your sale figure, for tax purposes. So don’t fool yourself into thinking you will pay less tax because you sold it for less.

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How long can a property transfer to a family member take?

How long a property transfer takes depends on the route you choose. It’s also determined by you and your family members. In most cases, you can make it shorter or longer depending on when you want the transfer to happen. 

These transfers can also be dragged out if mortgage lenders or banks are involved, because they’ll want to review the documentation and sign off on it. Processing times at HM Land Registry can also make this much longer than it needs to be. Most applications are processed within one day, but over 7% take one week and almost 10% take longer than a month. 

If we ignore those two elements and just focus on everything else, here are the average timelines for transferring property: 

Transfer RouteAverage Timeframe
Transfer of Equity2 to 8 weeks (depending on people involved)
Joint Ownership4 to 8 weeks (for straightforward cases)
Deed of Gift2 to 6 weeks (if mortgages aren’t involved)
Selling Below Market Value8 to 12 weeks (depending on conveyancing)

Tax considerations when transferring or gifting property to family

One of the key things to remember when considering transferring property ownership to family is that it’s not a simple case of doing it for free. Money is often required for house ownership transfers. How much you or your family member needs to spend will be determined by some or all of the following:

  • Your transfer route

  • Your property’s market value

  • You and/or your family member’s tax bracket and threshold

  • If you pass away

  • Your family member’s relationship to you

Here’s a breakdown of the Capital Gains Tax (CGT), Inheritance Tax (IHT) and Stamp Duty Land Transfer (SDLT) payments you need to think about based on the route you choose: 

Transfer RouteCGTIHTSDLT
Transfer of EquityDoesn’t apply if you’re transferring equity to a spouse or civil partner, or if it’s your main property. Applies for second homes (excl. spousal transfers).Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold (£125,000 for most or £300,000 for first-time buyers if property is worth below £500,000).
Joint OwnershipOnly applies if you give it to a child, not a spouse or civil partner. May be charged 18-24% on the increase in value.Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold.
Deed of GiftDoesn’t apply if you gift property to a spouse or civil partner. Applies for all other family members charged at 18-24% of the property’s market value.Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold.
Selling Below Market ValueApplies in all cases and will be charged at 18-24% of property’s market value, not the value you sold it for.Doesn’t apply unless the seller passes away within 7 years of selling the property or continues to live in the property.Applies in all cases within the usual thresholds. You may also have to pay on mortgage loan debt if that remains active.

How much does it cost to transfer property to a family member?

When you transfer property to family, you may have to pay the following fees on top of your tax payments. These vary depending on your situation and the property’s value. Some of them may not apply to your particular situation. For instance, you only need to worry about the Freeholder Consent fee if you own property on a leasehold agreement. 

FeeTypical Cost
Land Registry Registration£20 to £1,105 (depending on your property’s value)
Solicitor/Conveyancer£500 to £2,000 (can be higher)
Mortgage LenderAround £300 for consent
Freeholder Consent£200 to £250
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📖 Case Study 1: Spending over £20,000 to gift property

You need to be careful when gifting property to a family member who isn’t your spouse or civil partner. Sometimes you can end up paying thousands of pounds in tax. Tax Insider has a very good case study showing how gifting property to children can quickly add up.


It gives the example of a homeowner, Alison, gifting a £200,000 house to her son and daughter-in-law. Because the house was her second property and not her main residence, Alison was subject to capital gains tax on the property’s value increase since she purchased it over 10 years ago.


This increase was £100,000 minus the £2,000 she spent on legal fees for the transfer. In the end Alison had to pay over £24,000 in capital gains tax even though no money has been exchanged. It's an easy trap to fall into.


👉 Read ways to avoid paying capital gains tax or at least reduce it

Property transfer during a divorce or separation

As the UK Government advises, you need to reach an agreement with your ex-partner when you divorce or separate on how you want to divide your assets. This includes property. It’s a good idea to apply for a consent order if you both agree. It only costs £60 and saves you a lot of time, stress and money going through court. 

After you’ve reached an agreement, you can transfer property via the usual routes. According to Sophie Jones, Chartered Legal Executive at Coodes Solicitors, “timing is crucial when arranging a transfer of equity in a divorce.” 

For a divorce or separation, this typically involves removing one owner from the title deed. However, it may also involve adding a new owner to the deed if someone has a new partner. When it comes to timing, transferring equity can be cheaper if you do it before the end of a tax year or before a mortgage loan agreement expires. 

You may also need to pay a higher threshold of SDLT if you’re separating or getting divorced. “SDLT is not payable if you are simply transferring the property to one remaining spouse and this is pursuant to your divorce proceedings. However, standard rates are payable if a new partner is becoming joint owner,” says Jones. 

Your divorce solicitor should advise you on whether it’s better to transfer equity, switch from joint tenants to tenants in common or sell the property entirely. Each of these will have different financial and tax implications. 

Can your parents sign their house over to you?

Yes, your parents can sign (transfer) their house over to you. However, they still need to go through the usual processes outlined above. As you’re not a spouse or civil partner, this transfer will usually incur more fees and tax considerations. 

Here’s a breakdown of what you can expect from each route:

Transfer RouteCGTIHTSDLT
Transfer of EquityDoesn’t apply if it’s their main home. Applies and will be charged on the value increase if it’s not their main home.Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold.
Joint OwnershipMay be charged 18-24% on the increase in value.Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold.
Deed of GiftUsually charged at 18-24% of property’s market value.Doesn’t apply unless the donor passes away within 7 years of gifting the property or continues to live in the property.Doesn’t apply unless a mortgage loan transfer is involved and the debt is above the SDLT threshold.
Selling Below Market ValueWill be charged at 18-24% of the property's market value, not the value you sold it for. Doesn’t apply unless the seller passes away within 7 years of selling the property or continues to live in the property.Applies in all cases within the usual thresholds. You may also have to pay on mortgage loan debt if that remains active.

Is there a tax if you gift a house to my child or spouse? 

Generally speaking, you won’t need to pay tax if you give a house to your spouse. You may not have to pay tax if you give your main residence to your child either. However, if it’s a second home or not your main home, you may need to pay capital gains tax. 

Your child may also need to pay inheritance tax if you die within seven years of giving them the property. If you continue living in the property, they may also have to pay inheritance tax after you pass away. This is because the property will be classed as a gift with reservation of benefit. 

You can learn more about your tax implications by giving property via the UK Government’s Inheritance Tax Manual. 

Is it hard to transfer home ownership to a family member?

It’s not usually difficult to transfer home ownership to a family member. However, in certain cases it can be very complex. These complexities can result in people making mistakes with the legal documentation. This can cause financial or legal consequences. It can also result in ownership disputes later on, especially when the original owner has passed away. 

Home ownership transfers are easier when: 

  • Property is owned outright

  • Title deed is clear and available

  • A solicitor is involved

  • The donor retains no ownership or benefit in the property

  • Familial relationships are strong

  • Everyone agrees to the transfer

Home ownership transfers can be difficult when: 

  • Property has a mortgage loan debt

  • The title deed is complicated or unavailable

  • People disagree on the property’s value

  • There are a lot of tax implications

  • The donor retains ownership or benefits from the property

  • The property is a leasehold

  • The transfer is part of a divorce settlement

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📖 Case Study 2: When gifting property goes wrong

When a parent gifts their property to a child it should be a happy time and an opportunity for a stronger relationship between them. Or at the very least it should be a mutually agreed way to avoid paying tax later on. Unfortunately, this isn’t always the case and parents can come to regret their decision to transfer ownership to their children.


In 2024, The Sun published an article about Michael Parker, a millionaire businessman who gave his son a seven-bedroom home to avoid paying inheritance tax when he passed away. However, the transfer was conditional on Mr Parker being allowed to live in the home until he died.


When father and son fell out, the pair ended up in court, where the judge ruled in favour of Mr Parker, claiming the son would need to allow his father to live in the house. “The idea was that legal title would go to his son, but that Mr Parker would have continuing use and occupation of the property,” Mr Parker’s barrister said.


The court case cost millions and took up a lot of time and energy for both parties. This is exactly the type of situation you want to avoid when transferring property ownership to family. If you believe, for a second, there’s a chance you could end up in court, it might be wiser to sell your house quickly.

Should you consider selling your property instead?

In the above cases where transferring property ownership is known to be hard, it may be easier to sell your house quickly instead. The fastest way to sell is through a professional cash buyer like The Property Buying Company. 

We can purchase your property in as little as seven days (usually 2-3 weeks). This is a lot faster than on the open market, which can take over four months at the moment. We pay around 80% market value for property, but we also cover all related fees, including solicitor and surveyor costs. We also buy houses in any condition, so you don’t need to spend money on expensive repairs. 

So if you’re worried about the stress, time and costs involved in transferring ownership to a family member, it might be time to sell to a cash buyer. You can learn more about how it works and why we might be the perfect buyer for your home.

If you’re ready to get a free, no-obligation cash offer, simply submit your postcode below. One of our experienced buyers will get in contact with you shortly to discuss your options. 

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Kirsty Rowett

Kirsty Rowett is an in-house solicitor at The Property Buying Company. Her main role is to provide legal advice to the company and provide conveyancing services when acting for the company in their sales. She has been a conveyancer since 2013 and a fully qualified solicitor since 2016.

Click here to find out more about Kirsty Rowett.

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