Property118 Ltd understands that your privacy is important to you and that you care about how your personal data is used and shared online. We respect and value the privacy of everyone who visits this website, www.property118.com
(“Our Site”) and will only collect and use personal data in ways that are described here, and in a manner that is consistent with Our obligations and your rights under the law.
- Definitions and Interpretation
In this Policy the following terms shall have the following meanings:
||means an account required to access and/or use certain areas and features of Our Site;
||means a small text file placed on your computer or device by Our Site when you visit certain parts of Our Site and/or when you use certain features of Our Site. Details of the Cookies used by Our Site are set out in section 13, below;
||means the relevant parts of the Privacy and Electronic Communications (EC Directive) Regulations 2003;
||means any and all data that relates to an identifiable person who can be directly or indirectly identified from that data. In this case, it means personal data that you give to Us via Our Site. This definition shall, where applicable, incorporate the definitions provided in the EU Regulation 2016/679 – the General Data Protection Regulation (“GDPR”); and
||Means Property118 Ltd , a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- Information About Us
- Our Site is owned and operated by Property118 Ltd, a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- Our VAT number is 990 0332 34.
- Our Data Protection Officer is Neil Patterson, and can be contacted by email at firstname.lastname@example.org, by telephone on 01603 489118, or by post at 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- What Does This Policy Cover?
- Your Rights
- As a data subject, you have the following rights under the GDPR, which this Policy and Our use of personal data have been designed to uphold:
- The right to be informed about Our collection and use of personal data;
- The right of access to the personal data We hold about you (see section 12);
- The right to rectification if any personal data We hold about you is inaccurate or incomplete (please contact Us using the details in section 14);
- The right to be forgotten – i.e. the right to ask Us to delete any personal data We hold about you (We only hold your personal data for a limited time, as explained in section 6 but if you would like Us to delete it sooner, please contact Us using the details in section 14);
- The right to restrict (i.e. prevent) the processing of your personal data;
- The right to data portability (obtaining a copy of your personal data to re-use with another service or organisation);
- The right to object to Us using your personal data for particular purposes; and
- If you have any cause for complaint about Our use of your personal data, please contact Us using the details provided in section 14 and We will do Our best to solve the problem for you. If We are unable to help, you also have the right to lodge a complaint with the UK’s supervisory authority, the Information Commissioner’s Office.
- For further information about your rights, please contact the Information Commissioner’s Office or your local Citizens Advice Bureau.
- What Data Do We Collect?
- Date of birth;
- Address and post code;
- Business/company name and trading status;
- Number of properties owned;
- Accountants details;
- Contact information such as email addresses and telephone numbers;
- Proof of residence and ID;
- Financial information such as income and tax status;
- Landlords insurance renewal dates;
- Property Portfolio details such as value and mortgage outstanding;
- How Do We Use Your Data?
- All personal data is processed and stored securely, for no longer than is necessary in light of the reason(s) for which it was first collected. We will comply with Our obligations and safeguard your rights under the GDPR at all times. For more details on security see section 7, below.
- Our use of your personal data will always have a lawful basis, either because it is necessary for our performance of a contract with you, because you have consented to our use of your personal data (e.g. by subscribing to emails), or because it is in our legitimate interests. Specifically, we may use your data for the following purposes:
- Providing and managing your access to Our Site;
- Supplying our products and or services to you (please note that We require your personal data in order to enter into a contract with you);
- Personalising and tailoring our products and or services for you;
- Replying to emails from you;
- Supplying you with emails that you have opted into (you may unsubscribe or opt-out at any time by the unsubscribe link at the bottom of all emails;
- Analysing your use of our site and gathering feedback to enable us to continually improve our site and your user experience;
- Provide information to our partner service and product suppliers at your request.
- With your permission and/or where permitted by law, We may also use your data for marketing purposes which may include contacting you by email and or telephone with information, news and offers on our products and or We will not, however, send you any unsolicited marketing or spam and will take all reasonable steps to ensure that We fully protect your rights and comply with Our obligations under the GDPR and the Privacy and Electronic Communications (EC Directive) Regulations 2003.
- You have the right to withdraw your consent to us using your personal data at any time, and to request that we delete it.
- We do not keep your personal data for any longer than is necessary in light of the reason(s) for which it was first collected. Data will therefore be retained for the following periods (or its retention will be determined on the following bases):
- Member profile information is collected with your consent and can be amended or deleted at any time by you;
- Anti-Money Laundering information and tax consultancy records are to be kept as required by law for up to seven years.
- How and Where Do We Store Your Data?
- We only keep your personal data for as long as We need to in order to use it as described above in section 6, and/or for as long as We have your permission to keep it.
- Some or all of your data may be stored outside of the European Economic Area (“the EEA”) (The EEA consists of all EU member states, plus Norway, Iceland, and Liechtenstein). You are deemed to accept and agree to this by using our site and submitting information to Us. If we do store data outside the EEA, we will take all reasonable steps to ensure that your data is treated as safely and securely as it would be within the UK and under the GDPR
- Data security is very important to Us, and to protect your data We have taken suitable measures to safeguard and secure data collected through Our Site.
- Do We Share Your Data?
- We may share your data with other partner companies in for the purpose of supplying products or services you have requested.
- We may sometimes contract with third parties to supply products and services to you on Our behalf. Where any of your data is required for such a purpose, We will take all reasonable steps to ensure that your data will be handled safely, securely, and in accordance with your rights, Our obligations, and the obligations of the third party under the law.
- We may compile statistics about the use of Our Site including data on traffic, usage patterns, user numbers, sales, and other information. All such data will be anonymised and will not include any personally identifying data, or any anonymised data that can be combined with other data and used to identify you. We may from time to time share such data with third parties such as prospective investors, affiliates, partners, and advertisers. Data will only be shared and used within the bounds of the law.
- In certain circumstances, We may be legally required to share certain data held by Us, which may include your personal data, for example, where We are involved in legal proceedings, where We are complying with legal requirements, a court order, or a governmental authority.
- What Happens If Our Business Changes Hands?
- How Can You Control Your Data?
- In addition to your rights under the GDPR, set out in section 4, we aim to give you strong controls on Our use of your data for direct marketing purposes including the ability to opt-out of receiving emails from Us which you may do by unsubscribing using the links provided in Our emails.
- Your Right to Withhold Information
- You may access certain areas of Our Site without providing any data at all. However, to use all features and functions available on Our Site you may be required to submit or allow for the collection of certain data.
- How Can You Access Your Data?
You have the right to ask for a copy of any of your personal data held by Us (where such data is held). Under the GDPR, no fee is payable and We will provide any and all information in response to your request free of charge. Please contact Us for more details at email@example.com, or using the contact details below in section 14.
- All Cookies used by and on Our Site are used in accordance with current Cookie Law.
- Before Cookies are placed on your computer or device, you will be shown a cookie prompt requesting your consent to set those Cookies. By giving your consent to the placing of Cookies you are enabling Us to provide the best possible experience and service to you. You may, if you wish, deny consent to the placing of Cookies; however certain features of Our Site may not function fully or as intended. You will be given the opportunity to allow only first party Cookies and block third party Cookies.
- Certain features of Our Site depend on Cookies to function. Cookie Law deems these Cookies to be “strictly necessary”. These Cookies are shown below in section 13.5. Your consent will not be sought to place these Cookies, but it is still important that you are aware of them. You may still block these Cookies by changing your internet browser’s settings as detailed below in section 13.9, but please be aware that Our Site may not work properly if you do so. We have taken great care to ensure that your privacy is not at risk by allowing them.
- The following first party Cookies may be placed on your computer or device:
|Name of Cookie
||Used only to collect performance data, with any identifiable data obfuscated
||This cookie is strictly necessary for Cloudflare's security features and cannot be turned off.
- Our Site uses analytics services provided by Google Analytics and Facebook. Website analytics refers to a set of tools used to collect and analyse anonymous usage information, enabling Us to better understand how Our Site is used. This, in turn, enables Us to improve Our Site and the products AND/OR services offered through it. You do not have to allow Us to use these Cookies, however whilst Our use of them does not pose any risk to your privacy or your safe use of Our Site, it does enable Us to continually improve Our Site, making it a better and more useful experience for you.
- The analytics service(s) used by Our Site use(s) Cookies to gather the required information.
- The analytics service(s) used by Our Site use(s) the following Cookies:
|Name of Cookie
||First / Third Party
|__utma, __utmb, __utmc, __utmt, __utmz
||Helps to understand how their visitors engage with our website
||Helps to understand how their visitors engage with our website
- In addition to the controls that We provide, you can choose to enable or disable Cookies in your internet browser. Most internet browsers also enable you to choose whether you wish to disable all cookies or only third party cookies. By default, most internet browsers accept Cookies but this can be changed. For further details, please consult the help menu in your internet browser or the documentation that came with your device.
- You can choose to delete Cookies on your computer or device at any time, however you may lose any information that enables you to access Our Site more quickly and efficiently including, but not limited to, login and personalisation settings.
- It is recommended that you keep your internet browser and operating system up-to-date and that you consult the help and guidance provided by the developer of your internet browser and manufacturer of your computer or device if you are unsure about adjusting your privacy settings.
- Contacting Us
11:09 AM, 25th January 2018, About 5 years ago
The properties will be financed in the name of the limited company with you as director/s and you will use the company accounts which will show rental income profit etc.
I will see if Malcolm at Brooklands commercial finance can make a comment for you as well.
Mark is off work today, but has said "The explanation to the lenders is a very simple one, ie we are the legal owner of some of the company assets as nominees. The properties are accounted for on the company P&L and balance sheets."
11:12 AM, 25th January 2018, About 5 years ago
Not surprisingly, this is a FAQ from clients interested in BICT. Our standard response is ...
"What about when the time comes to refinance?
Your company will already own 100% of the beneficial interests in your properties. It will need to call for the legal title to be transferred to the company before you can refinance. There will be no additional CGT or SDLT payable on the transfers. This is because these matters would have been accounted for when the beneficial interests of the partnership were transferred to the company.
New refinancing applications will be in the name of the company. It is highly likely that mortgage lenders will still underwrite their risks as if they are lending to you personally, hence you will need to retain an unblemished personal credit status as well as for the company. Mortgage lenders are also likely to ask you to personally guarantee their exposure to risk.
Due to changes in tax legislation and underwriting rules set by the PRA, more lenders are offering mortgage products to limited Companies than ever before. Their underwriting criteria is more relaxed than is for individual borrowers as they are not required to consider the implications of finance cost relief being restricted for companies. Such is the competition for new limited company mortgage lending these days that most lenders providing mortgages to companies do so at the same rates of interest rates as those offered to individual borrowers. There is speculation that Limited Company mortgage rates might even become more competitive than for individual borrowers.
What about when you want to sell a property?
The company will need to invoke its powers as a beneficiary of the trust to enable the sale. This will happen simultaneously at exchange of contracts. 100% of the net sale proceeds will become the property of the company once the conveyancing solicitor dealing with the sale has settled any mortgages secured against the property and after deducting any costs of sale such as legal and estate agency fees.
Companies do not pay CGT on capital appreciation. Instead they pay corporation tax which is 20% in the 2016/17 tax year and will fall to 19% in the 2017/18 tax year, then to 18% in the 2018/19 tax year and then 17% in the 2019/20 tax year.
Note that companies do not have annual CGT exemption allowances. Instead, they have indexation allowances. In other words, if your property grows at the rate of inflation (or less) there will be no corporation tax to pay on sale, regardless of the sale price.
The base cost for calculating appreciation in value is the value at which property is transferred to the company. For example; let’s say you personally acquired a property for £100,000 and that by the time you had transferred the property to the company it was worth £200,000. The £100,000 of capital gain you had made will have been ‘washed out’ at the point of incorporation by rolling the gain into the value of new shares created in the company and claiming incorporation relief on the creation of the new shares. If the company were to subsequently sell the property for £300,000 it would only pay corporation tax on the additional £100,000 of gain in value, less any indexation allowances.
All net proceeds from rental profits and sale of assets belong to the company. It is for the Directors of the company to decide how much of the retained profits are distributed to shareholders in the form of dividends.
The company could, theoretically, sell all properties and pay dividends to shareholders until there is no retained profit remaining".
11:21 AM, 25th January 2018, About 5 years ago
I should add that all BICT clients can ask us to liaise with lenders and brokers prior to embarking on any refinancing exercise. There is no additional fee for this, as it is part of the "after-sales service".
11:50 AM, 25th January 2018, About 5 years ago
Reply to the comment left by Neil Patterson at 25/01/2018 - 11:09
Thank you for you reply which is very helpful.
14:13 PM, 26th January 2018, About 5 years ago
Whilst ltd co rates have been coming down, there is not one single lender who charges the same interest rate for ltd co BTL lending as for personal BTL lending for comparable (LTV and fixed / tracker duration) products.
It would be good to hear from clients who have actually done this, because as far as I know every single UK lender have stated they will not accept BICT arrangements.
Mark Alexander - Founder of Property118
15:06 PM, 27th January 2018, About 5 years ago
Reply to the comment left by Ramus Wood at 26/01/2018 - 14:13
Your comments make no sense whatsoever.
BICT has nothing to do with mortgage lenders. Whether they understand it, approve of it or consent to its use is irrelevant unless their T&C's specifically prohibit the transfer of beneficial interest in property.
There are several lenders which charge the same or less for Limited Company lending as they do for individual lending.
Finally, there are also several lenders that will lend more to companies than they will to individuals against the same property. This is quite a recent thing bought about as a result in the latest PRA lending rules imposed on mortgage lenders, who now have to consider the tax position of their borrowers as well as other factors when underwriting mortgage applications.
Mark Alexander - Founder of Property118
15:21 PM, 27th January 2018, About 5 years ago
Reply to the comment left by Ramus Wood at 26/01/2018 - 14:13
PS - does Deutsche Bank have conditions in its mortgage contracts which specifically prohibit individual borrowers from transferring beneficial interest?
Second question; have your employers ever obtained possession entirely on the grounds of beneficial interests having been transferred?
Third question; can you cite a single case whereby a mortgage lender has obtained possession entirely on the grounds of beneficial interests having been transferred?