Conservatories are one of the most popular extensions homeowners like to add to their homes.  They're pretty to look at, functional, and [they add a bit of value to your property](https://www.getagent.co.uk/blog/diy/how-to-add-value-to-a-new-build "How to add value to a new build"). They are also one of the less expensive (but still costly) extensions.

There is a lot of misinformation about whether conservatories require planning permission, so we'll do our best to answer this question clearly. The short answer is: not really.

It's okay if you're confused. Conservatories are a type of extension that fall under your 'permitted development rights' - provided that they meet certain criteria.

### What are permitted development rights?

Permitted development rights are a set of planning rules that let you extend your house without needing to apply for planning permission. As long as you meet the standards set by these rules, you can build a conservatory without seeking consent from your council.  There are, however, notable exceptions for what we call Article 2(3) designated land.

### What is Article 2(3) designated land?

Article 2(3) designated land means land within areas of natural or historical significance, or both. This could include land within:

- **Conservation areas**

Any area that's managed in order to protect its architectural and historical value. England has over 10,000 conservation areas, while Scotland has around 600.

- **Areas of outstanding natural beauty**

An Area of Outstanding Natural Beauty (AONB) is land protected by the Countryside and Rights of Way Act 2000 (CROW Act). Unlike a national park, an AONB doesn't have its own planning powers.

- **Areas specified for enhancement and protection of natural beauty and amenity of the countryside**

The Secretary of State for Environment, Food and Rural Affairs for example, has the power to award areas conservation status.

- **World Heritage Sites**

A World Heritage Site is a natural or man-made structure or area that's been awarded protected status by the United Nations Educational Scientific and Cultural Organisation (UNESCO).

- **The Norfolk Broads**

The Broads are a series of man-made inland waterways located in East Anglia, Norfolk. They were designated as a World Heritage Site in 1976.

- **National Parks**

A National Park is a park in use for conservation purposes that is also protected by the UK government. There are over 10 of these in England.

### Your permitted development rights

Now we know about Article 2(3) Designated Land, let's take a look at your permitted development rights. As long as you're not in a Article 2(3) Designated area, you're allowed to build a conservatory without planning permission, as long as it meets the following criteria:

- **Your conservatory occupies, or is smaller than half of the area around the 'original house**

The term 'original house' refers to the house or dwelling as it stood on 1st July 1948 (if it was built before this date). This also includes any extensions that were built before this date.

For example, if you live in a standard semi-detached house in a city suburb, there is a good chance your house will have a back garden. If you decide to add a conservatory, it should not cover more than half of this area. This means if you have another existing extension, like a shed, you might need to remove it in order to increase the amount of space you're allowed to build in.

- **Your conservatory isn't taller than the highest part of your existing property's roof, or higher at the eaves than your property's existing eaves.**

To put it simply, your conservatory should be smaller than your house. This rule refers to the roof of your house, and its eaves (the part of the roof that hangs over the side of the house).

- **Where the conservatory comes within 2 metres of the boundary (the edge of the area of enclosed space surrounding the house), the height at the eaves needs to be below 3 metres**

Again, conservatories shouldn't impede on anyone else's space. This is another guideline to restrict your property's size and infringement on land that you don't own.

- **If your conservatory is on the front of the house or the side of the house, it should not be closer to any public right of way (footpaths) than the original house.**

Any conservatory that is closer in distance to footpaths or pavement requires planning permission.

- **As long as you don't add:**

Any extensions or accessories that could potentially infringe on your neighbour's privacy. Balconies, raised platforms, verandas are just some of the extensions that require planning permission. Microwave antenni, chimneys and roof alterations also require planning permission.

- **If your conservatory extends beyond the side of your house:**

It should have a maximum height of 4 metres, consist of a single storey, and be half the width of the original house.

- **If you have a detached house and your conservatory is a rear extension, it can't extend beyond the rear wall of your house by more than 4 metres.  If your house isn't detached, this should be less than 3 metres.**

If you own a detached house, you'll generally have more space to build extensions on. Semi-detached or terraced homes have less space for extensions, as they are attached to neighbouring properties.

- **Single-storey rear extensions can't exceed 4 metres in height.**

[According to eHow](https://www.ehow.co.uk/info_12011633_height-average-ceiling.html "The height of an average ceiling"), the average UK new build has a ceiling height of 2.4 metres. You probably won't have trouble meeting this requirement, as most conservatories conform to the height of the room they're connected to. As conservatories are restricted by the size of their eaves-to-boundary height, many standard conservatories have a sloping roof.

### What types of extensions require planning permission?

There are several types of extension that require planning permission no matter what.

- All side extensions with more than 1 storey require planning permission

- On Article 2(3) designated land, any side extensions need planning permission.

- On Article 2(3) designated land, any rear extensions with more than 1 story require planning permission.

- If you're not on Article 2(3) designated land, you can increase the size of your rear extension to 8 metres if you're living in a detached house, or 6 metres if you're living in another house. However, you will require planning permission.

### How hard is it to apply for planning permission?

As a result of the ongoing coronavirus pandemic, planning permission has been difficult to obtain. Now, as we slowly return to normality, some form of regularity has been restored to planning permission applications. Most people will find out if their application has been accepted after 8 weeks, though more complex development plans have a significantly longer wait.

Planning permission applications are difficult by nature. Not only do the relevant governing bodies, like the Environment Agency, need to be consulted, but your neighbours will be invited to view your plans through a neighbour consultation scheme. This is because extensions need to not only reflect local guidelines, but uphold the privacy of your neighbours.

### How much does the average conservatory cost?

Conservatories are a mid-tier extension. They are expensive, but not nearly as expensive as some other extensions, like a loft conversion.

So how much can you expect to pay for a conservatory in the UK?

According to Towergate Insurance, you can expect to pay at least £7000 for a conservatory.  However, [according to data from DIY website Homehow.co.uk](https://www.homehow.co.uk/costs/building-a-conservatory "Conservatory cost"), a conservatory can cost as as little as £5000, or as expensive as £75,000. While below £10,000, both minimum rates aren't exactly cheap, but their potential value (both monetary and practical) can be extremely rewarding.

### How much does planning permission for conservatories cost?

The cost of planning permission in England can vary depending on the type of extension you want to build. As we're interested in conservatories, this type of extension will fall under a householder application for a single dwelling. Under [the PropertyPortal's official guidelines](https://ecab.planningportal.co.uk/uploads/english_application_fees.pdf "Guide to the fees for Planning Permission in England"), the average cost is £206. However, for a new build property, a conservatory will cost £462.

### Is it worth adding a conservatory?

If you're planning on living in your home for a number of years, a conservatory might be worth it. Not only will a conservatory provide more living space, but its general practicality is what you make of it:

- Turn your conservatory into a dining room by adding a table and chairs.
- Make your conservatory a green space with plants and wellies.
- Create the perfect area to relax with your family and friends by adding sofas and bean bags.

### Will a conservatory add value to your home?

Adding square footage is a sure way to increase the value of your home, however, you will lose garden space, which might have an adverse effect on your property's value. [In 2017, Towergate Insurance conducted a study on home improvements](https://www.towergateinsurance.co.uk/home-and-property-insurance/most-profitable-home-renovations "Which home renovations add the most to your property?"), and found that conservatories can add up to 5% to the value of a property. Meanwhile property guru, Phil Spencer, [once claimed in an interview with The Telegraph](https://www.telegraph.co.uk/property/uk/phil-spencers-top-20-ways-add-value-home-get-noticed-market/ "Phil Spencer's top 20 ways to add value to your home"), that conservatories can add up to 7% of your home's value.

Even if we were to go with Towergate Insurance's lower figure of 5%, the average UK home sold at £250,772 (House Prices Index April 2021) would still see an increase of over £12,538.60 in value. This means that a £5000 conservatory could theoretically allow for a £7538.60 return, should you decide to sell your home further down the line.

If you want to know more about your home's value, [we offer a free house valuation tool](https://www.getagent.co.uk/online-valuation "Free online house valuation") on our site. It's great for a basic indication of your home's worth, and provides advice about the best renovations for your home, including conservatories.

### Will a conservatory boost my home's value pre-sale?

If you're thinking of building a conservatory to just boost your home's market value pre-sale, it might not be in your best interest to do so. Marketing your property during the build process can be incredibly disruptive, and the fact you might need to apply for planning permission (depending on your property type), could further complicate matters. This means it's much less likely you'll see a good return on investment if you build this extension right before you sell.

If you are thinking about selling your home, our free agent comparison tool complies the latest hard data from the Land Registry to rank your best local estate agents. A valuation from a local estate agent is always worthwhile because they take into account [all the little things that make your house a home](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value "How estate agents value your home"). Most importantly, our comparison tool will help you locate agents that are not only familiar with your property type and postcode, but most likely to achieve your ideal asking price.

```customBlock
VendorPostcodeCTA
```

pexels-jeshootscom-834892

Conservatories are some of the most popular extensions available for properties - but do they require planning permission? 

Planning permission for conservatories

Do you need planning permission for a conservatory?

Receiving your mortgage agreement in principle (AIP) can feel like a tremendous weight off your shoulders. Home buying can be a stressful process at the best of times, but getting an AIP is a sign that you're a step closer to achieving your dream property.

Unfortunately, the possibility of your mortgage being declined after receiving an AIP isn't as rare as you might think. According to [research conducted by Which](https://www.which.co.uk/news/2019/01/four-in-10-young-homeowners-had-a-mortgage-application-rejected/ "Four in 10 young homeowners had a mortgage application rejected"), over 41% of young people have faced mortgage rejection, most often in areas like London and the West Midlands.

Getting a mortgage declined - particularly after getting it agreed in principle - is a huge blow, and can make you feel like your chances of securing your dream home are over. This is not the case. There could be a number of reasons why your mortgage was declined after receiving an AIP, some of which can be solved in a straightforward manner.

### What is a mortgage agreement in principle?

A mortgage agreement in principle is an indication from a mortgage lender that they're *in theory* willing to lend you a specific amount of money for a new property. The amount they're willing to lend is based on specific details you've provided about:

- Income
- Spending
- Debts

Essentially, an agreement in principle is a simple way of finding out whether you can borrow the amount you need to buy, or remortgage a property, without a full credit check.

### Why might you get declined a mortgage after receiving an AIP?

While an agreement in principle should give you some confidence that the lender is willing to support your mortgage, it's not a legally binding contract. Though AIPs are useful for indicating how much the lender could offer in theory, the agreement isn't a formal offer of a loan, which means it's not a guarantee that you'll get a mortgage.

Before following up on an agreement in principle, lenders will process the information you've provided by carrying out a credit check through an agency. They will also verify your chosen property meets their lending criteria by carrying out a valuation through a surveyor.

In some cases, your lender might only be prepared to lend 85% instead of the full mortgage described in their AIP, or they might be prepared to offer the same with a higher rate of interest. Most likely this is because the surveyor's valuation was lower than the asking price of the property.

Lenders calculate how much they're willing to loan through a loan-to-value (LTV) ratio. The bank may agree in principle to lend you 80% of the value of a £100,000 house. However, if the value of the home you're looking to buy is different than expected, this could affect your final mortgage offer. If a survey finds that it's worth less, the bank won't automatically allow you to borrow the same amount. Instead, they'll offer the same ratio of loan to value. For example:

You receive an AIP of £350,000 for a house worth £370,000. The loan-to-value for this is 94.6%. If the house however, is valued at £340,000, the loan-to-value will stay the same, so they may offer you £320,000 instead. This means you are offered £50,000 less than the price to which you have agreed with the property seller.

However, if the property you want to buy is worth more, they may not increase their offer in line with this ratio (loans are usually capped at 4.5 times your annual salary), and you may have to bridge the gap with savings.

Whatever their reasons, both your lender and financial adviser should be able to tell you why your mortgage was declined. If they fail to provide an explanation, you can always make a formal complaint.

### Why might you be declined a mortgage without an agreement in principle?

Whether you have an AIP or not, the reason for why your mortgage has been declined is usually the same: the lender's credit agency has found something in your credit report that doesn't meet the lender's criteria. Your credit report is essentially a confidence check, and your credit score is a good indication of how trustworthy a mortgagee you'll be.

Some of the reasons you might be refused a mortgage include the following:

- **You're self-employed**

According to [MoneySuperMarket](https://www.moneysupermarket.com/mortgages/self-employed/ "Moneysupermarket"), if you own more than 20 - 25% of a business (from which you earn your main income), lenders will deem you as self-employed. While self-employed workers have access to the same range of mortgages as everyone else, there isn't an employer ready to vouch for their wage. This means you'll need to verify your income by maintaining accurate accounting records, creating regular financial reports, and keep copies of all your tax returns. There are also lenders that cater specifically for self-employed applicants through a specialist mortgage.

- **You have a bad credit rating**

When you apply for a mortgage, the lender's credit agency will examine your past financial behaviour to assess how likely the lender is to get their money back. They will examine your debts and whether you've been issued with bankruptcy in the past 6 years. The worse your credit history, the harder it is to get a mortgage.

- **You've previously been refused a mortgage**

If your last mortgage was refused, you're more likely to have your next one refused too. After conducting a hard search of your credit report, credit agencies leave a footprint.  Too many footprints will suggest you have debt problems. In the same sense, if you've had your home repossessed in the last 6 years, this will indicate to credit agencies that you've previously failed to make repayments on your mortgage.

- **You have less than 3 month's employment history**

Being able to prove you're on a steady income, and in stable employment, is necessary for a successful mortgage application. While having proof of more than 3 month's employment is ideal, there are always exceptions to this rule, as every lender has their own criteria. For example, according to the [Nationwide-Intermediary website](https://www.nationwide-intermediary.co.uk/lending-criteria/employment "Nationwide-intermediary website"), applicants who've been in new employment for 1 month or less need to provide both their latest payslip, and their last from a previous employer.

- **You’re not registered to vote**

Whether you're an abstainer, or just never got round to registering, there are downsides to not being registered to vote. Being refused a mortgage is one of them. One of the ways mortgage lenders verify both your identity and location is through the electoral roll. [You can register to vote here on the Gov.uk website](https://www.gov.uk/register-to-vote "Register to vote").

- **You don’t fit the lender’s demographic**

Lenders target key demographics in order to maintain the continual repayment of their mortgages. In [a 2020 study conducted by Statista](https://www.statista.com/statistics/321097/distribution-of-home-owners-in-england-uk-by-type-of-home-financing-and-age/ "Distribution of home owners in England by type of home financing and age"), the largest share of homeowners who purchased their home with a mortgage was in the age range of 45 to 54 years old. Equally, it can become more difficult to get a mortgage in your late 50s, as lenders will assume your income will be reduced during retirement.

### What if you have a mortgage agreement in principle?

As mentioned earlier, even if you have a mortgage agreement in principle, you can still have your primary application rejected. Though this can be incredibly frustrating, understanding why is the first step towards a  successful application.

**The surveyor's valuation doesn't match your offer**

Though it's possible that a lender, after a surveyor's valuation, could reduce the amount initially offered in their AIP, they could also reject your mortgage altogether. A lot rests on your property's valuation, and if it’s widely different to the amount requested, you're likely to have your mortgage declined.

**Your property doesn't match their mortgage restrictions**

Lenders have restrictions on who they offer mortgages. What these restrictions are, vary from lender to lender. Some won't let you borrow against [a new build property](https://www.getagent.co.uk/blog/properties/buying-new-build "Buying a new build"), while others won't let you borrow on a flat above a shop. These count as risky investments, even if they fall within the amount they're willing to give.

**Your financial situation doesn't match the information you provided**

Lenders carry out a hard search of your credit report during mortgage applications. If your financial situation doesn't 100% match the details you initially provided, your application might get rejected.

**Your financial situation doesn't meet their restrictions**

Some financial situations are unattractive to mortgage lenders. For instance, many lenders won't lend to you if a certain percentage of your deposit is a 'gift' from someone else. Most, if not all lenders, prefer applicants who have been employed for a long period. If you’re employed, you’ll generally need to be able to show a minimum of 3 to 6 months' worth of payslips.

### Will being refused a mortgage hurt my credit rating?

If your mortgage application has been refused, you're probably wondering how your credit score looks. It's important to note that your credit rating is safe. While your credit report indicates that you've applied for a mortgage, it won't show whether you were successful. However, every time a credit agency conducts a hard search on your report, it will leave a footprint.

### Why do too many hard searches look bad?

A hard search footprint indicates that you've applied for credit. The more hard searches on your credit report, the more times it appears you've applied for credit. The reason a hard search leaves a footprint, is to show other lenders that you might be a risky investment. We recommend spacing out your mortgage applications in order to demonstrate that you're a trustworthy investment.

### What should you do if your mortgage is declined after an AIP?

If your mortgage application is declined after receiving an agreement in principle, you need to work out why, and how you can fix it.

**Finding out why your mortgage application was rejected**

One of the best ways to get answers, is to simply ask your lender why they rejected your mortgage application. There's usually something specific that's put them off, which means you might have a good chance of fixing it quickly.

Unfortunately, not every lender will tell you why they rejected you. If this is the case, you could always check your credit report yourself for any evidence of poor credit history, or you could hire a mortgage broker. Mortgage brokers will help you assess your financial situation and find a suitable mortgage.

**Boost the quality of your credit report**

You may have been rejected because discrepancies in your credit report didn't match the details provided in your application. While an AIP is given after some preliminary searches, the credit checks that accompany a mortgage application are much more thorough, and will locate any red flags the AIP failed to find. That means boosting the quality of your credit report is a great way to secure a mortgage the next time you apply. Consider paying off any existing debts and lowering your credit utilisation. Your credit utilisation is the percentage of available credit you have used. According to [an article by Forbes](https://www.forbes.com/uk/advisor/credit-cards/what-is-credit-utilisation-and-why-does-it-matter/ "What is credit utilisation and why does it matter?"), a good utilisation rate is 30%, with 50% being the maximum.

Another way you can boost the quality of your credit report is by making sure all future payments are made *on time and in full*. This will prevent any discrepancies and debt accruements from taking place.  It's important to be completely transparent about your finances by accounting for anything you may have missed.

**Make your money go further**

Mortgage providers might reject your application after an AIP, because they've reassessed your case and now doubt your ability to make substantial repayments. That's why it's important to maximise your finances by:

- **Increasing your salary**: By applying for a job that offers more money, or receiving a promotion, you can increase your wage packet or salary and boost your appeal to lenders.
- **Decreasing living costs**: You can save money by reducing the amount you spend in everyday life. Setting up a savings account and contributing to it regularly is a good way to set aside money from your immediate outgoings.

**Space out your applications**

While there isn't an exact timeframe for how often you can apply for a mortgage, we recommend waiting at least 1 year between applications. Most lenders only pay attention to applications that were submitted in the last 3-6 months, and, as mentioned earlier in the article, every application leaves a footprint on your credit report. This means the more applications you submit, the more obvious it is that you've previously applied for credit, which could turn off potential lenders.

If you're part of a property chain however, a mortgage declination can leave you with lots of fees - so you'll have to apply for another quickly.

### What if you're part of a property chain and your mortgage offer is declined?

While the chance of your mortgage falling through after an exchange of contracts is low, it could be costly if it does happen. That's because you're legally committed to purchasing the property, and if you can't fulfil this agreement, your deposit will be forfeited.

Unless you're a first-time buyer, you have probably entered a [property chain](https://www.getagent.co.uk/blog/first-time-sellers/how-to-manage-property-chain). Property chains are fickle by nature: they are time contingent, and heavily reliant on all buyers and sellers concluding their deals in a succinct manner. This means you need to quickly work out what went wrong with your application in order to move forward.

**Your credit report**

If your rejection is a result of something you didn't disclose in your application, you need to find out what. If it's something you overlooked in your finances (like getting a new job or taking out a high interest loan), then you'll need to work quickly in order to secure a new mortgage and your deposit.

Mortgage brokers are your best bet here, as they will locate the next best lender to approve your application. They will also put you through the application process quicker, which is beneficial for a time contingent property chain.

However, if you've attempted to hide something serious, like bankruptcy or debt problems, this will almost certainly result in another rejection. In this situation, there's little you can do to prevent the chain's collapse. You'll have to lose your deposit and pay off any remaining debt.

**Surveyor's valuation**

If your application is rejected because of a valuation, the property might be worth much less than what the lenders are prepared to loan. We recommend renegotiating with the seller to see if they'll lower the price to an amount that's covered by the mortgage.

If this doesn't work, you could always seek out other properties that fit the limitations of your mortgage provider - however, you'll have to pay the seller's deposit if you've already exchanged contracts, which could be expensive.

Alternatively, the surveyor may have uncovered problems with the structure of the property, or located material types that don't fit the lender’s criteria.  For instance, flats without an [ESW1 certificate](https://commonslibrary.parliament.uk/the-external-wall-fire-review-process-ews/)(external wall systems have been assessed for safety by a qualified expert) will be automatically valued at nil. If this happens, you can raise this issue with the seller. They'll be unable to sell their property to other people without one.

### Moving forwards with your application

Having your mortgage application rejected after an AIP isn't ideal, but it's not the end of the world. The fact your AIP was approved means that your initial application showed promise. While not true for 100% of applicants, this usually means that some small adjustments are needed to remedy the issue. Hopefully you'll bag your dream property in your next application.


Couple looking up at their dream property

mortgage-declined-after-agreement-in-principle

If your mortgage has been declined after an agreement in principle, it can be hard to know what to do next. Read our article to learn about your options.

Mortgage declined after agreement in principle

What to do if your mortgage is declined after agreement in principle

No one likes to think about the end, but sometimes it's important to look forward, especially if you own assets you would like to leave to your loved ones. One of the most important assets you might own is property, which is why deciding who your property belongs to after you die is an important decision. To make sure you’re able to pass on your property, you’ll need to select a beneficiary and make a will. 

### Step 1: How do you own your home?

How you bequeath a property to your friends, partner, or children will depend upon how you own it. There are several different types of ownership and each will influence the way your will is written.

**Outright ownership**
If you’re the sole owner of a property, you can simply name a new owner (or owners) in your will, and possession will pass over to them when you die.

**Joint tenancy**
If you and someone else share ownership of the property on an equal basis, you’re likely to be ‘joint tenants’. When you die, the person you currently share ownership with will automatically inherit your share. That means your home is no longer yours to bequeath, but you *can* still make a request in your will.

**Tenancy in common (TIC)**
If you own shares in your property with someone else, you are ‘tenants in common’. When you die, you can leave your share to someone else in your will. They will become the new tenant in common, along with any surviving shareholders.

If you live in Scotland, things work a little differently. In Scotland, there’s only one type of joint tenancy, which is called ‘joint ownership’. Like ‘tenants in common’, joint tenants own shares in their property, however the ownership structure is written on the title deed. This means owners should include a survivorship clause to say what happens when one person passes away.

### Step 2: How do you want to split your property?

If you're the outright owner of your house, or a tenant in common, you'll need to decide who you pass your home's ownership or share onto. This includes your actual residence, investment properties, land, or even a parking space you own.

When you pass on a property after you die, you’ll also pass on any outstanding debts against it. If there's an outstanding mortgage on your property, your heirs will need to make new arrangements with the mortgage lender to either repay the loan, or remortgage the home.

There's a number of ways you can divide your property. We call these legacies, but only a few apply to property:

- **Specific bequest**: You leave a specific item or property that you own.
- **Residuary bequest**: You leave a percentage of the value of your estate (after debts)
- **Reversionary bequest**: You leave your property to someone and create a conditional benefactor if they die too.

**How do these bequests work with your type of ownership?**

These bequests can be factored in with your type of ownership to create a personalised will that is tailored to your wishes. If you’re an outright owner, you may want to leave your home to your partner so that they may continue to live there. However, you also want to secure your child’s inheritance...so what do you do? 

Owners could decide to make a reversionary bequest, where a partner is made the property’s owner after your death, while their child is named benefactor for your partner’s death. That way, your partner has the right to continue living in the house until they die, but the child will inherit after.

### Step 3: Navigating inheritance tax

Inheritance tax is a government tax on the total value of your possessions after you die. The cumulative value of your possessions is called your 'estate'. Your property only counts towards the value of your estate under certain conditions.

- **If you leave your property to a spouse or civil partner**, there's no inheritance tax to pay as your home doesn't count towards the value of your estate.
- **If you leave your property to children or grandchildren**, it does count towards the value of your estate, and they must pay tax on anything over the value of £500,000. 
- **If your home is left to anyone else**, it will count towards the value of your estate, and they'll have to pay tax on anything over the value of £325,000.

The usual tax rate is 40%. This means if you leave a home worth £550,000 to your child, they will have to pay inheritance tax on the portion of the property over £500,000. This is 40% of £50,000 in tax, equalling £20,000. It’s important to remember that you’ll have to pay inheritance tax on any assets of the estate worth over £500,000. For example if your child inherits the £550,000 property and other assets, such as stocks, they’ll have to pay inheritance tax on a lot more.

**How do you avoid inheritance tax on property?**

There are a number of ways you can reduce the amount of inheritance tax your beneficiaries have to pay. For example, if you give away legal ownership of your home before you die, move out and live for another 7 years, your beneficiaries won’t have to pay inheritance tax. This is even the case if you continue to live in the property, as long as you:

- Provide evidence that you pay rent to the property's new owner at a going rate
- Provide evidence that you pay your share of the bills
- Live there for at least 7 years

If you die after the 7 year deadline has passed, your beneficiaries won’t have to pay inheritance tax on your property. However if you pass away within 7 years of giving away legal ownership of your property, your home will be treated as a 'gift'. 

**Taper relief**

Gifts, unfortunately, are subject to inheritance tax. If your property was gifted less than 3 years before your death, the receiver will have to pay inheritance tax at 40%. Property gifted between 3 and 7 years before your death, are taxed on a sliding scale known as ‘taper relief’. Taper relief is measured by the years between passing and the day the gift parted hands. Each period is affixed with a tax rate percentage.

- 3 to 4 years: 40%
- 4 to 5 years: 32%
- 5 to 6 years: 24%
- 6 to 7 years: 16%
- 6 to 7 years: 8%
- More than 7 years: 0%

As mentioned earlier, another way you can avoid inheritance tax is by bequeathing your property to your living partner. However, if you’d like to protect your children’s inheritance from taxation, you might decide to set up a property protection trust.

### Step 4: How do you protect your beneficiaries?

When you leave property to someone in a will, you want to make sure they receive it in its entirety. However, there are problems that could prevent your beneficiary from receiving the full amount of what you've left them.
The most common type of property ownership in the UK is a joint tenancy - if you own your house jointly with your spouse, it will be automatically inherited by them upon your death. However, many couples choose to change from a joint tenancy ownership to a tenancy in common (TIC), so they can leave a percentage share to their children.

**Why change from joint tenants to TIC?**

The reasoning behind this change is simple. No one knows what can happen after they die. With a tenancy in common, you can guarantee that your share of property will pass to your children. As it's such a common procedure, the change from a joint tenancy to tenants in common is very easy to arrange.

[Read more about the different types of joint ownership, here.](https://www.getagent.co.uk/blog/first-time-sellers/joint-ownership-property)

Unfortunately, there's some awkwardness to this. If you leave your 50% share to your child, your surviving spouse will maintain a 'life interest', as the house can't be sold without their permission. While this may have no immediate impact on your family, there could be issues further down the line.

**Care home fees**

For example, issues might arise with a tenancy in common inheritance over the question of care home fees.
In the event of your death, a 50% share in your property and its assets will go to your children as respective tenants in common.

If your joint tenant goes into care, the local authority will seek payments for care fees. They are able to target both your joint tenant’s and child's shares as potential assets, as your fellow tenant maintains a life interest in the property. This means their care home fees carry a chance of diminishing your child's inheritance.

So, what can you do to prevent this from happening? Well, if you've changed your joint tenancy ownership to tenants in common, you're on the right track. You just need to create a property protection trust.

**Creating a property protection trust**

A property protection trust is a sanctuary that is created posthumously in order to protect your child's share of their inheritance. Trusts are standard practice - they're set up through your will (as they don't become effective until death), and they won’t cost you anymore than a normal will.

With a trust in place and your joint tenant goes into care, local authorities will only be able to target the 50% share owned by them, while your child's share remains intact. This also means your property share will be exempt from capital gains tax if your child decides to sell it.

Capital gains tax is a taxation on goods you sell that have increased in value. If your property has increased in value since your death, and your [child decides to sell it](https://www.getagent.co.uk/blog/selling-tips/selling-parents-house), they would have to pay this tax. With a trust however, there’s no capital gains tax liability on their share of the property, as a trustee may claim principal private residence relief because of the surviving tenant’s right to occupy.

### Step 5: Writing your will

Now you know the basics on how to leave your house in a will, all that's left is to write it up. 

We highly recommend hiring a solicitor to seek legal advice for help calculating the ins and outs. 

Consider working with an estate agent who has experience with probate valuations and sales. This will help you get an accurate valuation, which is important for determining the total value of your property and estate.

If you’re not ready to chat to a lawyer or estate agent yet, try out our [free, online valuation tool](https://www.getagent.co.uk/how-much-is-my-house-worth), which uses the latest property market data, and information you input, to provide you with a quick estimate of how much your home is worth. 


Old grandmother holding flowers with her grandchildren

how-to-leave-your-house-in-a-will

In this article, we explore the steps it takes to leave a house to someone in your will. This includes information on the different of bequests you can make, as well as the variety of property ownerships available.

How to leave your house in a will

How to leave a house to someone in a will

Homes are a large financial asset, and it's only natural to want to protect the value that you've invested over the years. 

Finding out that your neighbour is going to have significant work done to their property can be distressing news. Not only could building work have an impact on your daily life for a significant period of time, but what happens if their extension has a longer term impact on your property? Will big changes to next door devalue your home? 

In this article we'll look at whether an extension next door could impact the value of your house, along with some of the things you can do to protect your interests if your neighbour is planning large works.  

### Will my neighbour's extension affect the value of my house?

Whether a neighbouring extension impacts the value of your home will depend largely on the type and size of the extension. 

For example, a small single storey extension on the back of your neighbour's house is unlikely to have as large an impact on your home as a two storey side extension that comes right up to your property boundary. 

An extension might affect the value of your home if: 

* **It brings your neighbour's property closer to your boundary** 

Extensions that bring a house closer to another can impact the privacy of each property. These are both things that estate agents and surveyors take into account when assessing the market value of a property.

* **If it impacts the amount of sunlight you get in your home or garden**

Large extensions, or multiple storey extensions can block sunlight from entering nearby homes, reducing the amount of natural light you get in your house or garden. Natural light is a key selling point for many homes because it improves quality of life, and makes spaces nicer places to be. 

* **If the style of the extension is significantly different from the other properties on the street** 

If an extension has a negative impact on the overall aesthetic of the neighbourhood - it's in a bright colour, or a style that is completely different to the other buildings on the road - it can reduce the appeal of the area for potential buyers. This in turn can devalue the properties in the area. 

* **If it changes or impacts how you can access your property**

If your next door neighbour's works change or impact how you can access your home, or your parking options it's likely to have an effect on it's value. 

In some cases a neighbour's renovations ***could actually improve*** the value of your home. By setting a precedent for what renovations are allowed, their extension could demonstrate what potential there is to improve your home, and therefore make it more desirable for potential buyers. 

**Interested in finding out how much your property is worth right now?** Our free, online valuation tool combines the latest property data with information you input about your home to give you a quick estimate of how much your home is worth. [Check it out now.](https://www.getagent.co.uk/how-much-is-my-house-worth) 

### Can I sue my neighbour for devaluing my property?

No, you can't sue your neighbour if the value of your property decreases after they've built an extension. 

You may be able to to submit a complaint to your local council if you believe the works haven't been completed in line with the latest building regulations. 

And, if you believe their extension has been built without the proper permissions, you may be able to launch a legal complaint. This process can be incredibly time consuming and expensive, so is not usually recommended except in specific cases. If you're considering taking this course of action, we'd recommend talking to a specialist first to see whether you have a case worth pursuing, and to get a sense of the potential costs and time scale involved in fighting it. 

### Does my neighbour need planning permission for their extension?

Not all extensions require planning permission. 

[Permitted development rights](https://www.getagent.co.uk/blog/first-time-sellers/should-i-apply-planning-permission) allow you to do certain things to your home without having to apply to the council for permission. There are restrictions of the size and scope of these works, and all construction has to be completed in line with the latest building regulations. But, it does mean that your neighbour may not have to ask permission before getting started on building an extension to their house.

Types of extensions that fall under permitted development rights include:

* [Adding one storey](https://www.planningportal.co.uk/info/200130/common_projects/158/additional_storeysextending_upwards) to a single storey house

* A two storey extension can be added to a houses with more than one storey, as long as the total height of the house doesn't exceed 18 metres 

* [Side extensions](https://www.planningportal.co.uk/info/200130/common_projects/17/extensions) of less than four metres in height, and less than half the width of the original house

* Rear extensions of less than four metres in width on a detached house, or less than three metres if a semi-detached or terraced property

If you live in the conservation area, or your neighbour's house is listed, they will still have to apply for planning permission from the council, even if their proposed works fulfil the permitted development right criteria. 

**Note:** Even if your neighbour's renovations are allowed under permitted development rights, they'll still need to let you know about any works that impact your 'party wall'. A 'party wall' is any shared wall, fence, or boundary. [Read more about this, here.](https://www.getagent.co.uk/blog/properties/party-wall-agreements) 

### Can I stop my neighbour building an extension?

You're unlikely to be able to completely stop your neighbour building their extension. 

However, you should be able to have your views are heard before they get started on a large building project. If your next door neighbour has to apply for planning permission you'll have the opportunity to submit comments and objections before the work starts.

### How to comment on a planning application

If your neighbour has applied for planning permission, you should receive a letter detailing their proposed works. 

You'll be able to comment or make objections to their plans online, through the [Planning Portal](https://www.planningportal.co.uk/). You can access this through your local council's website. Once on the planning portal, search for the application using the number quoted in the letter, or your neighbour's address. You'll then be able to select their planning application and add comments. 

Normally, neighbours and locally interested parties have up to three weeks to leave comments and objections on planning applications. The council will then review the proposal, along with the objections, and come to a decision on whether to allow the works to go ahead. 

If their planning application is rejected, your neighbour will have the opportunity to appeal, or to modify their application in line with the comments received and resubmit it for approval. 

### Valid objections to an extension

If you're planning to object to a local building project, it's not enough to just express your discontent. You'll need to provide the council with clear and reasonable objections. 

Some common objections that your local council will accept include: 

* If the proposed extension will reduce your access to natural light

* A loss of privacy 

* If the extension could cause accessibility issues 

* If the proposed building is environmentally unfriendly

* If the design of the building is out of context with the rest of the neighbourhood, for example the materials used, or the style, is very different from those used on the rest of the nearby properties

Objections that ***will not*** be considered by the council include: 

* Loss of view

* Potential damage to property value

* Moral objections

* Private issues between neighbours, such as boundary disputes, or damage to property

* Problems caused by the construction work, such as noise

If these issues are of concern to you, it's important to frame them within the context of the types of objections the council can intervene in. For example, if you're worried that your property will be devalued, include reasons why. Is it because the overall appeal of the neighbourhood will decline if the design is put through? Or is it because the level of privacy and natural light your home enjoys currently will be reduced?

Person in green gloves uses drill to assemble wooden furniture

neighbours-extension-devalue-house

Finding out that your neighbour is going to build an extension can be distressing news. Will building work next door devalue your home?

Will my neighbour's extension devalue my house?

Finding out that your neighbour is going to build an extension can be distressing news. Will building work next door devalue your home? 

Your home is probably the biggest investment you’ve ever made so it’s only sensible that you’re constantly looking for ways to add value to it.

For many people with a bit of extra land, a popular option for adding value to their home is to build a garage.

This article will break down the costs and benefits of building a garage - including how one could add value to your property. We'll also look at some of things you'll need to consider before deciding to build.

### How much value does a garage add to a house?

According to research by Admiral, the standard size of a UK garage is 128 square feet, with each square foot adding £350 of value to your property. That suggests a garage could add an extra £45,000 to your home's value.

With the average [house price](https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/housepriceindex/march2021) in England currently sitting around £275,000, that amounts to an average property value boost of more than 16 per cent.

As a general rule, garages for homes in cities -- and areas like London and the Home Counties -- increase the value of a property more than garages in other areas. This is because space - and particularly parking space - in many city areas is incredibly limited.

Curious about how much your house is worth right now? [Try out our free, instant valuation tool now.](https://www.getagent.co.uk/how-much-is-my-house-worth)

### Why does a garage add value to your home?

A garage can add value to your house in a number of ways.

Key ways include:

* **Increased space**

Any renovations that create extra rooms will quickly add value to a property - regardless of how you decide to use the space. [Check out our blog on popular and easy ideas for garage conversions.](https://www.getagent.co.uk/blog/diy/convert-garage-to-room)

* **Parking**

Home buyers commonly want a property with a parking space. This is especially true in cities and other areas where parking spaces are hard to find, and expensive to use. Thus, adding a garage would help make your property more attractive to potential buyers if you’re looking to sell in the near future.

* **Extra security**

A major benefit is that with a garage you can park your vehicle in an enclosed space. As a result, it will be more difficult for thieves or vandals to steal or damage your vehicle. That is no small thing, either. According to figures compiled by UKCrimeStats, 343,669 vehicle crimes were reported to police in England, Northern Ireland and Wales in 2020. 

[Other data](https://www.autoexpress.co.uk/ford/fiesta/106950/uks-most-stolen-cars-revealed#:~:text=The%20figures%20also%20reveal%2074%2C769,to%20205%20thefts%20per%20day.) shows that nearly 75,000 cars were stolen across the UK in 2020. Moreover, the Office of National Statistics have reported that 36% of stolen vehicles are taken via keyless theft, whereby thieves use a relay transmitter to break into and start a car within seconds. Locking a car behind a physical wall can create an added layer of protection, and prevent thieves from gaining access to the vehicle in the first place.

* **Lower insurance premiums**

Experts are fond to point out that your parking habits could affect your car insurance premiums. Parking your car in a garage sometimes -- but not always -- helps lower your insurance premium. 

```customBlock
VendorPostcodeCTA
```

### How much space do you need to build a garage?

Garages come in many shapes and sizes, so you’ll need to carefully assess your particular circumstances before making a decision.

The standard UK single-car garage is usually 8 x 16 feet (2.44m x 4.8m) with a door clearance of 7 feet (2.13m). A medium-sized garage is roughly 9 x 18 feet (2.75m x 5.5m) and a larger building around 10 x 20 feet (3.05m x 6.1m).

You’ll need to consider the size of your car and take into account any likely looming vehicle purchases.

Cars today are generally larger than they were 25 years ago, so the typical garage size of the 1990s might not be appropriate for today’s vehicles. For instance, a new Ford Mondeo measures 15 feet 10 inches x 6 feet 1 inch (4.87m x 1.85m), meaning it wouldn’t fit into a traditional UK single-car garage.

When deciding on the space you’ll need for your car, however, it won’t be as simple as just measuring its dimensions with a tape measure.

Instead, you should factor in the amount of space you’ll need to open your door and get into and out of your vehicle. In most cases, that will roughly equal the width of your car plus around three and a half feet (1.07m) to take into account both the driver’s and passenger’s doors.

Additionally, when deciding on the size of your garage you should consider whether, for instance, you intend to use the garage for storage in addition to parking.

### Do you need planning permission to build a garage?

The good news is that no planning permission is generally required to build a detached garage on your property because it’s considered [permitted development](https://www.gov.uk/guidance/when-is-permission-required#What-are-permitted-development-rights).

However, you must stick to very specific rules, which include but are not limited to:

* The garage can’t be used as a living space. If you were considering using a garage as an extra bedroom, bathroom, or office you'll need to apply for specific permission. 

* The floor area must be less than 15 square metres if it’s freestanding, or less than 30 square metres if it’s attached to the house

* The garage can only have a maximum height of 4 metres - unless it’s within 2 metres of your property’s boundary. In this case the maximum eaves height should be 2.5 metres.

* The area used for the garage needs to be within your property’s boundary and must be less than half the total area of the property, excluding the original house

* The garage can’t be in front of the side of the original house that faces a road

* The garage can’t be within 3.5 metres of a boundary road behind the house

If your garage plans don’t fit within these restrictions, you’ll need to apply for planning permission before you begin work.

Different rules apply to [listed buildings](https://www.getagent.co.uk/blog/first-time-sellers/listed-buildings) and those within a World Heritage Site, area of outstanding natural beauty or National Park. Many permitted development rights are not valid in these areas, so it’s important to consult your local planning office before you start work.

To be sure, it’s always a good idea to double check with your local planning authority before getting started anyway, in order to ensure you’re in accord with the latest relevant regulations.

### How do garages compare to other home improvements when it comes to adding value?

Compared to other home improvements, adding a garage provides excellent return on investment.

On average, a garage build will cost between £18,000 and £24,000. A garage could add on average 16% to your property value -- or £45,000, based on average UK property prices. That means the added net value of your garage could be more than £20,000.

Furthermore, your garage could add even more value if you decide to convert it into an extra room. 

In comparison, the following home improvements can add the following average value to your home, according to Virgin Money: 

* [Loft conversion](https://www.getagent.co.uk/blog/diy/loft-conversion-guide): 15%

* Off-street parking: 10%

* New kitchen: 6%

* Additional bathroom: 6%

* Conservatory: 5%

It's important to remember too, that large renovations, like a loft conversion, or installing an en suite, can cost significantly more than building a garage, meaning your actual return on investment will be lower. 

Check out our free [valuation tool](https://www.getagent.co.uk/how-much-is-my-house-worth) to get an estimate of how much your home is worth, and some recommendations on which improvements will have the most impact on the value of your home.

### What can garages be used for?

While most people think of a garage as a place to park their car, but with proper damp-proofing, it can be used for other purposes as well. 

Other common uses for a garage that don’t require extensive renovation include:

* Storage for tools and garden items

* Storage for furniture and household items that aren’t used regularly

* Storage for food and groceries

* A utilities room -- for example, a place to store your refrigerator, freezer, washing machine, or clothes dryer.

Of course, you could also consider converting an existing garage into a room to add even more value to your home. Check out our [guide for beginners](https://www.getagent.co.uk/blog/diy/convert-garage-to-room) here.

New build home with wooden cladding painted blue, and garage with white door

garage-value

How much value does a garage add to a house? This article will break down the costs and benefits of building a garage

How much value does a garage add to a house?

How much value does a garage add to a house? This article will break down the costs and benefits of building a garage - and some of things you'll need to consider before deciding to build.

Does a garage add value to a house?

One of the reasons new build homes are so popular is because they've never been used. 

Not only are new homes likely to be more energy efficient and modern than other existing properties, they require much less maintenance work in the first few years of living there. No surprise broken boilers, no leaky roofs, no need to repaint - it's all been sorted for you. 

Unfortunately, the reality is not so plain sailing. According to the New Homes Review, around 91% of new home buyers experienced 'snags' or defects with their new build home. These ranged from very small things like sticky doors, to much larger issues. 

Because of this, many home buyers decide to get a snagging survey. But what actually is a 'snagging survey', and should you get one done? 

### What is a snag?

Colloquially a 'snag' means something along the lines of a 'hitch': an unexpected problem or hold up. 

When it comes to property, the technical term 'snag' means something quite similar. It's used to describe a defect or problem with a newly built property. 

New build snags fall into one of two main categories: 

* **Functional**

Snags that fall into the 'functional' category include everything that isn't working as it should. This could be something small, like a door not shutting properly, to larger issues like a faulty heating system. 

* **Cosmetic**

Cosmetic snags are any bits of the new build that haven't been finished correctly - from uneven plastering, to missing fixtures. 

These could be accidental mistakes, or can be the result of poor quality work by the developers. Either way, most new builds come with a warranty (usually from NHBC) that obliges the house builder to resolve any snagging issues caused as a result of their work, if they are reported within a set timeframe. 

### What are snagging surveys?

Snagging surveys are inspections of new build properties carried out by professional snagging inspectors or surveyors. 

They are designed to check the quality of a builder's work, and see if there are any faults - large or small - that need to be rectified. 

Snagging surveys generally cost between £300 - £600, depending on the size of your property. It'll usually only take an hour or two to complete the survey, but surveyors will need longer to look round larger than average properties. 

[For more information on the different types of house survey available - head here.](https://www.getagent.co.uk/blog/properties/house-survey-costs-types)

### What does a snagging inspection cover?

During a professional snagging survey, an inspector will take a look at both the interior *and* the exterior of the property for defects. If you're buying a new build flat, they'll also take a look at any communal areas, such as the stairways, entrances, and any shared facilities. 

Unlike a Homebuyer survey, snagging surveys are specifically designed for new build homes. This means that rather than looking for signs of long term issues like subsidence or damp, a surveyor will be looking at the quality of the building work, ensuring that the developer has followed the latest regulations, and completed the property to the contractually agreed standard. 

There's no standard template provided by either the Royal Institute of Chartered Surveyors (RICS), or the Residential Property Surveyors Association (RPSA), defining what a professional snagging survey should cover, so each surveying company offers slightly different services. While some surveyors will do a quick search focusing on cosmetic snags, others offer a more comprehensive service, including thermographic or borescope inspections. We'd recommend getting quotes from a few companies, and asking for a full breakdown of what their snagging report will include, before you decide who to work with. 

### When should I get a snagging survey done?

The best time to get a snagging survey done is once the building work has finished but before your official completion date. This will allow the builders time to carry out any repairs before you move in. 

However, this isn't always possible. Sometimes developers will refuse to allow a surveyor onsite before the completion date, or there isn't enough time between building work finishing, and your move in date to arrange a snagging survey. 

If this is the case, you should organise the snagging survey for as soon as possible after you move in - and before your warranty period expires (usually two years). 

If however, you notice any 'snags' after you've moved in, but before your independent surveyor is able to visit, make sure to take a photo (preferably with a time stamp) and make a note of the issue. You may need to send this evidence to the house builder. 

The longer you live in the property, the harder it is to prove whether a snag is genuinely the fault of the house builders, or just part of the wear and tear of living in a property. So while you will be able to get a house builder to fix something like scratches in paintwork if it appears on a survey before you move in, once you've lived there, it's likely that responsibility for some of the cosmetic issues will be disputed. 

That said, some snagging companies recommend that you continue to look for snags throughout the first year that you live in your new build home. This is because it takes a bit of time for a property 'settle' on it's foundations. This process of 'settling' can cause 

### Can I make my own snagging list?

Yes, technically can do your own snagging list. However, if you don't have any building or surveying experience it's highly recommended that you hire an independent inspector.

An independent snagging report will give you more leverage when asking your house builder to fix defects, and will ensure that you get a really thorough overview of what problems your new house has. An experienced surveyor will be also be able to identify faults you may not notice. 

However, if you do decide to go it alone, make sure to check: 

* **Blemishes** - is all the paintwork, plastering, and grout even and neat? Has everything been finished to a proper standard?

* **Windows** - are they neatly sealed? Do they open and shut easily?

* **Keys** - have you been provided with the keys for every door and window that locks? Do all the locks work?

* **Operating instructions & guarantees** - you should be given the instruction manuals, and installation guarantees for all the fixture, fittings, and appliances that require them. This includes your windows, the boiler, and any white goods.

* **Plumbing** - make sure all the taps in the property turn on easily, and that the water pressure is of the expected level. You should also check that you've been provided with all the sink and bath plugs you expect. Fill up any bathtubs and sinks and watch to make sure that no water leaks, or drains out when the plug is fitted. 

* **Sockets** - check all the plug sockets in your new house by plugging in a charger or lamp into each one.

* **Creaks** - When you're walking around, listen out to the sounds the house makes. Does the floor creak? Are the hinges on cupboards and windows silent? If there's a lot of noise, this could be a sign something hasn't been fitted quite right.  

For a comprehensive snagging inspection list, we'd recommend checking out the National House Building Council ([NHBC](https://www.nhbc.co.uk/binaries/content/assets/nhbc/homeowners/moving-in/view-the-new-home-checklist.pdf)) or Local Authority Building Control ([LABC](https://www.labcwarranty.co.uk/media/1716/snagging-checklist-for-new-homes.pdf)) websites, as well as comparing your new home to the particulars agreed in your sales contract. 

### What to do once you've had the snagging survey done?

Once the snagging survey is complete, the surveyor should send both you, and the house builder responsible for your new build, the snagging report. 

This report will give an overview of the condition of the property, and contain the details of any defects that need fixing. 

If you've had the snagging survey done within the first two years of moving into your new build home, the developer or house builder will be obliged under the NHBC warranty to fix these defects within 8 weeks of being informed of them. 

If the developer disputes the defects - for example claiming that they were caused *after* you moved in, rather than during the building process - you can ask the NHBC to mediate the disagreement, and to help you find a resolution. 

Man and woman in turquoise room pack moving boxes

snagging-survey

91% of home buyers experienced 'snags' with their new build. Because of this, many decide to get a snagging survey.

Do I need a snagging survey?

According to the New Homes Review, around 91% of new home buyers experienced 'snags' or defects with their new build home. Because of this, many new build home buyers decide to get a snagging survey. But what actually is a 'snagging survey', and should you get one done? 


Advice about properties