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How can parents help first-time buyers

Feb 13, 2024
How can parents help first-time buyers?
If your children are struggling to save for a deposit for their first home, you can help. You can support them in many ways, from lending or gifting the deposit to applying for a joint mortgage. Read on to learn about the ‘Bank of Mum and Dad’, how it works and other low-deposit schemes.

What is the ‘Bank of Mum and Dad’?

The ‘Bank of Mum and Dad’ refers to parents helping their children buy their first home. You can support them in several ways, from lending or gifting them a deposit to taking out a mortgage.


Lending a deposit

Lending your children money for a deposit is straightforward. You should draw up a loan agreement outlining when the loan needs to be repaid and if any interest is due. It should also explain what happens if someone dies or the house is sold.

Loaning money to your children may affect their mortgage affordability (how much they can borrow). Lenders will add the loan to your child’s outgoings as additional borrowing.


Gifting a deposit

Another way to support your children in buying their first home is by gifting them money for their deposit. If you choose this option, you must write a Gifted Deposit Letter outlining that the money is gifted and not loaned. This is so that mortgage lenders know that the funds don’t need to be repaid and you won’t have any legal right to the property.

The Gifted Deposit Letter should include the following information:

  • Your name
  • Your child’s name
  • The amount of money gifted
  • The source of the money
  • The nature of your relationship
  • Confirmation that it’s a gift that doesn’t require repayments
  • Evidence that you are financially able to support

Advantages and disadvantages of gifting a deposit

Advantages  Disadvantages 
 Lower monthly repayments as your children can put down a bigger deposit.  Reduced mortgage options if the deposit is through a loan instead of a gift.
 They’ll access better mortgage deals.  Lenders may require additional information.
 A tax-free gift, provided you live for seven years after you gift them the deposit.  

‘Bank of Mum and Dad’ mortgages

If you don’t have enough money to lend or gift your children a deposit, you can take out a mortgage. Below are the most common types of the ‘Bank of Mum and Dad’ mortgages.

1. Guarantor mortgages

Guarantor mortgages involve you acting as a guarantor to help your children get a mortgage. This means you’ll use your savings or your home as security. If you opt for the former, you’ll earn interest on your savings but won’t be able to access them for three years.

The downside to guarantor mortgages is that if your children don’t keep up with the repayments, you’ll be responsible.

2. Joint mortgages

Joint mortgages mean both you and your children will be named on the mortgage and property deeds. You can use your income and savings to help them buy their first home. However, you’ll also be responsible for the repayments and will need to pay Stamp Duty if you own a second home.

3. Family offset mortgages

Family offset mortgages let you link your children’s mortgage deal to your savings account. This way, they pay a lower interest. However, you won’t earn interest on these savings.

4. Joint borrower sole proprietor (JBSP) mortgages

These mortgages are similar to joint mortgages but have one crucial difference. Both you and your children will be named on the mortgage, but only your children will be named on the property deeds. This way, you won’t need to pay the Stamp Duty surcharge.

 

Top Tips for Parents Helping First-Time Buyers

1. Speak to a Mortgage Broker Early
The mortgage market is complex, especially for first-time buyers. A broker can help your child find the best deal and advise on how your financial support—whether a gift, loan, or guarantor role—will affect their application.
 
2. Clarify Whether It’s a Gift or a Loan
Be upfront about whether your contribution is a gift, loan, or investment. This avoids misunderstandings and ensures your child’s mortgage lender is fully informed. If it’s a loan, put it in writing with clear terms.
 
3. Understand the Tax Implications
Gifting money could have Inheritance Tax consequences if you pass away within seven years. If you co-own the property, you may also face Stamp Duty or Capital Gains Tax. Always seek tax advice before proceeding.
 
4. Update Your Will
If you’re contributing a significant sum or becoming a co-owner, update your will to reflect your wishes. This ensures your share or contribution is handled according to your intentions.
 
5. Use a Declaration of Trust
If your child is buying with a partner, a declaration of trust can protect your financial contribution. It outlines who owns what share of the property and what happens if the property is sold.
 
6. Register a Restriction with the Land Registry
To prevent the property being sold or remortgaged without your knowledge, you can file a Form RX1 with the Land Registry. This adds a restriction to the title deeds.
 
7. Encourage Open Communication
Money can be a sensitive topic. Encourage your child to speak openly about their finances, especially if they’re struggling with repayments. This helps avoid stress and surprises later on.
 
8. Don’t Overextend Yourself
Make sure your support doesn’t compromise your own financial security. Consider how future interest rate rises or unexpected expenses might affect your ability to help.
 
9. Consider Alternative Support Options
If gifting or loaning money isn’t feasible, explore alternatives like family offset mortgages, guarantor mortgages, or springboard mortgages, which allow you to help without handing over cash.
 
10. Get Legal Advice
Before making any financial commitment, consult a solicitor. They can help you draft agreements, understand your rights, and ensure your contribution is protected.

 

Other low-deposit schemes for first-time buyers

Parent Power

Whatever you contribute towards your children’s deposit, we can match it up to a maximum of 5% of the purchase price.

Deposit Unlock

Deposit Unlock lets you buy a new home with a 5% deposit on homes up to £750,000.

Deposit Boost

Already have a 10% deposit? With Deposit Boost, we can boost your 10% deposit by 5%.

Explore our modern, energy-efficient homes across the UK and fantastic homebuying offers to help you move. Visit or call our Sales Advisers today.

FAQs

  • Yes, parents can gift money to help their children with a house deposit or purchase. However, it's important to document the gift properly to avoid confusion with loans and to satisfy mortgage lender requirements.
  • There’s no legal limit to how much parents can give, but large gifts may have tax implications. 
  • Yes, but it depends on the amount and timing. Gifts may be exempt from inheritance tax if the giver lives for seven years after making the gift. There are also annual gift allowances that can be used.
  • Yes, but it should be formalised with a loan agreement. Lenders may require this to be declared, and it could affect your child’s mortgage application.
  • As a guarantor, you’re legally responsible for the mortgage if your child can’t pay. This can put your own assets at risk, including your home or savings.
  • Yes, joint ownership is an option. However, it may affect your tax position, especially if you already own property, and could impact your child’s eligibility for first-time buyer benefits.
  • Possibly. Some schemes like Help to Buy or Lifetime ISAs have eligibility criteria that could be impacted by parental support, especially if the support is structured as a loan or joint ownership.

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