Must VAT be charged on the sale of a mixed-use let building with an option to tax?
Reply by Gardener
Reply by Joe 90
An option to tax can be made for a building unless the entire property is for residential use. If a building has residential and non-residential parts, the option relates to the entire building, but its effect for VAT purposes applies only to the non-residential part.
Notification to HMRC of the option is usually made on form VAT 1614A. The address of the building being opted is given, but there is no requirement to specify any non-residential part of the property.
In VAT Notice 742A: Opting to tax land and buildings at section 3, HMRC list the supplies not affected by an option to tax, which includes buildings designed or adapted and intended for use as dwellings. It follows that, because the option cannot apply to the flat, there is no option that can be disapplied.
If all the conditions are met, the transfer of a going concern (TOGC) rules are mandatory for both the vendor and the purchaser placing the transfer of a business outside the scope of VAT. The vendor cannot impose any further conditions outside the TOGC rules.
The conditions applying to any business are:
- it is capable of separate operation after the sale has taken place;
- it is sold as a going concern;
- it is not part of a series of immediately consecutive transfers of a business; and
- the purchaser intends to carry on the same kind of business.
If the seller/transferor is a VAT-registered business, the purchaser must also be a taxable person for VAT purposes or become one as a result of the transfer.
If the transfer includes opted property (or non-residential property less than three years old), for the property to be included as outside the scope of VAT the following further conditions must be met:
- the purchaser must opt to tax the property and notify HMRC on or before the relevant date; and
- the purchaser must notify the vendor by the relevant date that the purchaser’s option to tax will not be disapplied (as provided by the anti-avoidance provision in VATA 1994, Sch 10 para 12).
The relevant date is the date of transfer or the date that any deposit is paid if earlier (unless it is paid to an independent stakeholder).
The option is for the entire property and so is the notification that it will not be disapplied.
Assuming that all the TOGC rules are met, the entire transaction should be outside the scope of VAT. Should any “VAT” be charged by the vendor – which will also increase the stamp duty land tax (SDLT) incurred – its recovery from HMRC is likely to be difficult if not impossible.
If the vendor accounts for the “VAT” (a risky assumption), HMRC might allow the client to recover it, but they are under no obligation to do so. Any such claim should be notified to them separately and not included on the VAT return which would likely lead to a financial penalty for an error.
It is clearly most unsatisfactory to put at risk the recovery of £100,000 in this way, as well as paying more SDLT than necessary. Unless the vendor can be made to see sense and accept that the transaction is outside the scope of VAT under the TOGC rules, Middle Man should be advising his client not to proceed.