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British appetite for overseas property remains strong, new figures suggest

British investors’ appetite for overseas property is still strong with one specialist reporting enquiries up by 37% so far this year compared with 2013. Spain continues to top the list of hot spots, accounting for more than half, 51%, of enquiries received from January to September, according to overseas mortgage firm Conti. The volume of enquiries for Spain has, in fact, increased by a massive 95% when compared with 2013. France, in second place, accounts for 29% of enquiries received so far this year, followed by Portugal with 12%. The data suggests that France appears to be making a comeback, overtaking Spain in the third quarter with 35% of enquiries, and 45% in September alone, compared with 32% and 18% for Spain respectively. According to Conti, there couldn’t be a better time to buy, with the strong pound shedding tens of thousands of pounds off property prices in the euro zone. Sterling exchange rates had a bit of a bumpy ride in the lead up to the Scottish referendum result in September, but the dust appears to have settled and the pound to euro exchange rate is hovering near €1.27 at the moment. Rewind to last summer when the pound fell to a low of €1.14, and the difference is pretty significant when you apply it to property prices. It means that a €200,000 property in Spain, for example, is now almost £18,000 cheaper, showing just how much difference the currency markets can make. ‘When you combine the strong pound with the low property prices to be found in many European property markets together with historically low mortgage rates, affordability is better than it has been in years,’ said Clare Nessling, director at Conti. ‘With buyers’ budgets stretching that much further, the purchase of that place in the sun could seem even more tempting, especially when you compare the cost with overheated parts of the UK market,’ she added. Conti says that it’s vitally important for buyers to seek the right advice. Bitter experience has taught many overseas property buyers that scrimping on independent legal advice can effectively cost them their holiday home. Buyers should always go through the same process that they would follow if they were buying a property in the UK. ‘There’s nothing to be gained, and everything to lose by cutting corners and failing to carry out due diligence,’ said Nessling. Advice from the firm includes never signing a contract that you don’t understand. If two versions are provided, i.e. English and local language, ask your solicitor to confirm the English version is a true translation, as you need to ensure it doesn’t contain errors, omissions or extras. Obtaining a mortgage ‘approval in principle’ will confirm you can obtain the necessary funds before signing on any dotted line and prove to sellers that you’re a serious buyer. And it costs nothing. Buyers should consider fluctuations in the exchange rate. It’s generally advisable for an overseas mortgage and the income used to service the… Continue reading

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How To . . . Minimise Inheritance Tax

http://www.ft.com/cm…l#ixzz2hyRHU65O By Lucy Warwick-Ching Few taxes are quite as emotive – or as politicised – as inheritance tax (IHT). In 2007, George Osborne, the chancellor, promised he would “take the family home out of inheritance tax” by increasing the nil-rate band to £1m. He was promptly accused of “betraying ordinary families”. But as property prices rise, so too do receipts – the Treasury expects to collect £3.3bn in the 2013/14 tax year. And far from increasing, the nil-rate band is set to remain frozen at £325,000 until 2018. IHT is payable at 40 per cent on the value of an estate over that tax-free nil-rate band. However, according to unbiased.co.uk, more than £472m could be saved each year through careful IHT planning. FT Money explains how to cut the amount you pay to HM Revenue & Customs (HMRC). ——————————————- Make a will This is the first step toward avoiding IHT. “If you die without making a will, known as dying intestate, your assets are distributed according to statutory rules and this may result in a higher IHT bill than might otherwise arise. Plus, the intestacy rules might not fulfil your actual wishes,” says Julia Rosenbloom, an associate tax director with Smith & Williamson, the accountancy and investment management group. “With thoughtful tax planning you can pass on assets to family members more effectively,” she says. www.willwriters.com   www.ipw.org.uk   ——————————————- Transfer your assets Andrew Cameron, a private client lawyer and partner at Charles Russell, says all transfers between married couples and civil partners are exempt from inheritance tax. In terms of transfer to other people, any amount can be transferred or given away free of tax provided the donor survives for another seven years. However, it is important to note that the person giving the assets away cannot retain any interest in the assets. For example, if you give your house to your children, but continue to live there without paying a market rent, then the house will remain in your estate for IHT purposes. Also, keeping proper records of transfers is essential. www.charlesrussell.co.uk   ——————————————- Donate to charity Since April 2012, estates that leave 10 per cent or more of their total assets to charity pay a reduced 36 per cent IHT on the remainder of the threshold. “The savings on the tax can fund the charitable donation so this could be particularly worthwhile if you want to make charitable donations anyway,” says Ms Rosenbloom. www.cafonline.org/legacies   ——————————————- Set up a trust    If you want to make a gift for tax planning purposes but do not want the beneficiaries to have the asset now, you could use a trust. Once the gift is made, any future growth is regarded as outside the estate for tax purposes. There are two main types of trust. Discretionary trusts are governed by trustees, whereas fixed trusts allow one or more people to receive the income, but the capital is held in the trust. In either case, you may like to leave a non-binding letter of wishes to your trustees, explaining how you would like them to exercise their powers. You can gift assets, including cash, property, or shares, worth up to the £325,000 IHT threshold through a trust without any tax charge. You can gift more than this, but you will pay a 20 per cent charge on the amount above the IHT when you establish the trust and a periodic charge of 6 per cent on all assets above the IHT threshold every 10 years. The trust fund may be subject to IHT when the initial capital is transferred out. This exit charge is based on the rate of IHT paid at the last periodic charge, the time elapsed since the last periodic charge and the amount being distributed from the trust. Solicitors can usually set up a trust; the cost is generally between £1000 and £5000, depending on complexity. www.smith.williamson.co.uk   ——————————————- Use business property relief Investments in unquoted companies are exempt from IHT if you hold on to the shares for at least two years, under Business Property Relief (BPR). Companies listed on the Alternative Investment Market (Aim), also qualify for BPR, as do investments in companies that qualify as enterprise investment schemes (EIS). EIS investments allow you to invest up to £1m a year and you can carry forward the previous year’s unused allowance. You get 30 per cent income tax relief but any dividends are not sheltered from tax. Significantly, there is 100 per cent inheritance tax relief after two years, provided the investments are still held at the time of death. FT Money Show Relief at last for annuity buyers as gilt yields inch higher. Are emerging markets worth the extra risk? And how to minimise the impact of inheritance tax. Click here to download the FT Money Show podcast Ms Rosenbloom also says agricultural land which is rented out can become IHT-free after seven years and could be IHT-free after two years if you farm the land. If land and property cease to be used for agricultural purposes, agricultural property relief will no longer be available. If the new activity represents a business in its own right, then business property relief may be available instead, but this relief may not extend to the farmhouse. Where the new activity generates investment income rather than business income – this would include renting a farm cottage or leasing land for solar power, then both agricultural property relief and business property relief could be lost. www.hmrc.gov.uk/inheritancetax   ——————————————- Death benefits Lump sums paid from pension plans upon death are normally exempt from IHT. However, it is important that they are not simply paid directly to a surviving partner otherwise the funds will become taxable on the second death. Ms Rosenbloom also makes the point that if you are wounded in military service and this contributes to your death then your estate may become IHT-free. www.hmrc.gov.uk/pensioners/passing-tax.htm   ——————————————- Don’t wait until you die The easiest way to reduce your estate for IHT purposes is to make regular gifts during your lifetime. There is an annual “small gifts allowance” of £250, which you can pay to as many people as you like without triggering an IHT charge. A larger annual gift allowance of £3,000 is also available, and you can make one-off tax-free wedding gifts of £5,000 to your children (£2,500 to grandchildren). You can make further regular contributions from excess income. This is defined as any earnings that are not used for living expenses and would not cause a detriment to your standard of living if you gave it away. But you must be able to prove to HM Revenue & Customs that you have “spare” income above your needs. You can give more than the annual limits mentioned above, but you must then survive for at least another seven years for such gifts to be IHT exempt. If you die within this time, your descendants have to pay IHT on a sliding scale: 40 per cent if you die within the first three years, down to 8 per cent if you die after six years. Continue reading

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U.S. Farmland Market Cooling Entering Key Auction Season

By Christine Stebbins CHICAGO, Sept 27 | Fri Sep 27, 2013 2:03pm EDT (Reuters) – The red-hot rush for U.S. grain land is cooling after years of record prices, but prime acreage is still attracting top dollar in the heart of the Corn Belt so far this fall, according to land auctioneers. “On higher quality land it’s been pretty strong steady, but on medium and lower quality land we’ve seen some pullback,” said Randy Hertz, CEO of Iowa-based Hertz Farm Management. “There’s a lot of uncertainty out here in terms of what the future holds.” The key season for U.S. farmland sales is October through December, when Midwest and Plains grain farmers are rolling in harvest cash and planning their taxes. Most economists and bankers say it is too early to tell if land values have peaked. “We’ve peaked for right now unless the grain markets rebound sharply, when it might change things and go the other direction. But right now I think is probably a leveling off period,” said Eric Mueller, an auctioneer and broker at Omaha-based Farmers National, the largest farm management company in the country. Recent farmland sales from Ohio to Nebraska have ranged from about $3,000 an acre up to $16,000 for top quality ground. While prices are strong the rate of gain has eased from 2012 when prices jumped 20 percent to 30 percent. “Interest rates are creeping up a little. But, ultimately, I think the biggest factor is grain. There’s still a lot of money out there, but buyers are going to be a little bit less aggressive with the grain markets coming down,” Mueller said. “The sentiment is holding in Nebraska and Iowa.” Corn prices are down 30 percent since last fall on the outlook for a record harvest. But corn revenues this year are still seen strong with higher yields after last year’s drought. “Frankly the last 10 years have been phenomenal. It’s off-the-chart good,” said Brent Gloy, an agricultural economist with Purdue University. “It looks like to me this is the first time we’ve seen some substantial headwinds in the market for a while.” Chicago Board of Trade December corn on March 1 was $5.57, but closed at $4.57 on Thursday. A year ago, the price was $6.20. “If it becomes obvious that corn prices are going to shake out below $4 in the $3 range, we’re at a peak,” Gloy said. “The lower commodity prices are hard to justify the really high land prices we’ve been seeing. If you take high quality farmland in Indiana, if you get much over $10,000 an acre, you’ve got to have cash rents over $300 an acre, in some cases $400 or $500. If corn prices are below $5, it’s going to be hard to pay those rents.” Bankers and economists watch farm land prices closely. Land represents 85 percent of farmer assets – and loan collateral. Federal Reserve banker surveys for the quarter ended in June cited lower rates of gain in land prices. At the same time, bankers cautioned farmers against chasing price dips with borrowed money, dreading another 1980s farm debt crash. “The difference with the 1980s is that 75 percent of land then had mortgages. Today, 25 percent does,” said Jeff Obrecht, an Iowa-based real estate broker with Farmers National. “That makes a big difference. We just don’t have the debt out there that we had. Part of that is lenders are requiring more. If you buy at $10,000 acre, you’re going to have to put $5,000 down.” Auctioneers said that, in recent weeks, more ‘no sales’ have been reported at Midwest auctions as buyers think through revenue, cash and borrowing fundamentals. “When I sold a piece a property two years ago for $14,600 we got there in less than 5 minutes,” said Bruce Huber of Hickory Point Bank in Decatur, Illinois. “Some of these auctions are taking longer, fewer bidders. You can just tell the enthusiasm for the higher prices seems to be wanting yet the prices are still there.” So as land auctions pick up starting in October, auctioneers are expecting some price resilience. “Farmers buy about 70 percent of the farms in the Midwest,” said Hertz. “They’ve got cash, there are record amounts of cash. That cash at a bank or short-term deposits doesn’t pay much – essentially, less than 1 percent. Compare that to a farm that can earn 3-4-5 percent.” (Reporting by Christine Stebbins.; Editing by Andre Grenon) Continue reading

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