What is Shared Ownership?
Shared Ownership allows prospective buyers to purchase a share of a home and then pay rent on the rest. It was created to help buyers with small deposits or lower incomes get onto the property ladder in the UK.
When buying a Shared Ownership property, the buyer purchases a stake between 25% and 75% of the property from the housing association or private developer and then pays rent on the remaining share. The buyer will typically pay a minimum deposit of 5% and take out a Shared Ownership mortgage for the rest of their share.
Compare My Move work with a number of property and finance experts to provide users with accurate and insightful information to help them through the process of buying a house. In this article, we will explain how Shared Ownership works, who is eligible for it and whether it’s right for you and your personal situation.
- Who is Eligible for Shared Ownership?
- How Do You Apply for Shared Ownership?
- What Does 'Staircasing' Mean?
- How to Buy a Shared Ownership Property
- Shared Ownership Mortgages
- The Pros and Cons of Shared Ownership
- Is Shared Ownership Right for You?
- Other Shared Ownership Schemes
- Selling a Shared Ownership Property
- Alternatives to Shared Ownership
- Shared Ownership FAQs
- Learn More About Help to Buy
Who is Eligible for Shared Ownership?
Shared Ownership schemes, also known as 'part-buy, part-rent’, are often used to help first-time buyers purchase a share in a new-build or resale property. However, first-time buyers are not the only ones who will be eligible for the scheme. Shared ownership can help most people in the UK who don't currently own a home and only have a small deposit.
Shared Ownership schemes are provided by private developers or housing associations - this means that the details of the sale may differ depending on the provider. Before choosing to apply for Shared Ownership, you should do research on the individual provider and scheme you’re interested in. If you decide to apply, don’t forget to read the small print on the lease.
According to the UK Parliament, there are currently around 157,000 households living in Shared Ownership homes in England. Different schemes will require different criteria for you to be considered eligible. However, in general, to purchase a Shared Ownership home you need to:
- Be at least 18 years old
- Have an annual household income lower than £80,000 if living outside of London
- Have an annual household income lower than £90,000 if living in London
- Have access to a deposit of 5-10%
- Be a first-time buyer or currently not own a property
- Be in the process of selling your home if you do own a property
- Be unable to afford a property on the open market that's suitable for your personal housing needs
- Prove you are not in mortgage or rent arrears
- Be able to show you have a good credit record and can afford to buy a home
- Have savings of at least £4,000 to cover the costs
There are also separate Shared Ownership schemes for buyers over 55 years of age or for those who are unable to buy due to long-term disabilities. We will cover these types of schemes further in the article.
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How Do You Apply for Shared Ownership?
To apply for Shared Ownership, you will first need to find a local Help to Buy agent - you can do this online. Once you find your local agent, their website should provide you with further details on how to apply for the scheme.
You will typically be required to complete an application form to answer a variety of questions concerning your income, where you want to live and how much you currently have in savings. Once complete, it should take about 4 days for your application to be assessed.
If your application is accepted, you can begin searching for a suitable Shared Ownership property. Your Help to Buy agent can help you with this and should be able to show you local homes that are available. There is also the option of using the Property Booking and Share to Buy portals should you want to look at a larger number of Shared Ownership and Help to Buy properties.
Through Shared Ownership, you could purchase a new-build home or an existing property that is within a resale programme managed by the providers. You will be limited by what properties you can purchase and where, but your agent should be able to help add to your choices until you find the perfect property for you. You can then begin the buying process.
Once the transaction is complete and the house is yours, you will be given the opportunity of buying additional shares through the ‘staircasing’ process.
What Does 'Staircasing' Mean?
Staircasing means buying more shares in your property - up to 100%. The cost of increasing your share will depend on the market value of the home at the time of inquiring.
You can begin the process of staircasing your shares any time after you’ve purchased the home. However, some contracts may include a waiting period, stating the buyer cannot purchase additional shares until 2-years after the sale. How many times you will be allowed to staircase will depend on the provider.
To purchase additional shares, you will have to pay for the registered provider to arrange a valuation of your home. Since April 2021, shared owners have been able to increase the share they own in increments of 1% (down from 10%).
Stamp Duty on Shared Ownership Homes
When buying a Shared Ownership home, you will have the option of paying stamp duty either on the full market value of the property or on the initial share you’re purchasing. How you choose to pay this fee is entirely up to you and your financial situation.
If you choose to pay stamp duty for the initial share only, then when you eventually increase your shares, you'll have to pay more stamp duty. If the value of the property increases, then so will your stamp duty bill. This is why it’s usually recommended to pay the fee upfront, especially if the property you're buying is under the threshold.
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How to Buy a Shared Ownership Property
You should begin by registering with Share to Buy or contacting your local Help to Buy agent. This will help you find Shared properties in your chosen area.
If you’re eligible for Shared Ownership, Share to Buy and your local agent will be able to find a number of suitable properties for you to consider. They can help you register your interest and organise a property viewing with the correct housing association.
If you find a home you want to buy, you will have to pay a reservation fee to begin the buying process. This will normally be about £200. You'll also need to have your deposit ready and be ready to apply for a mortgage. You will then have to complete a full financial assessment that will be carried out by an independent financial adviser.
During this assessment, you are likely to be asked to provide:
- Proof of ID
- 3 months of payslips
- 3 months of bank statements
- Proof of savings
- Information concerning any existing debts or credit arrangements
- Information concerning any benefits you currently receive
Once the assessment is complete, you will be informed of what kind of share you can afford to begin the process. You will also be told how much rent you will have to pay. If you are yet to arrange a mortgage, the financial adviser may offer to arrange one for you. However, you do not have to accept and can arrange a Shared Ownership mortgage yourself directly with a lender.
When buying a Shared Ownership home or increasing your shares, you will also need to organise a valuation. It is recommended that you contact a RICS certified valuer.
Shared Ownership Mortgages
You will require a Shared Ownership mortgage for the proportion of the property you’re buying. You’ll typically need at least a 5% deposit for this and will need to arrange a valuation.
Not all lenders offer Shared Ownership mortgages, making it slightly more difficult compared to applying for a typical mortgage deal. Examples of lenders who may be willing include:
- Barclays
- Nationwide
- Halifax
- Kent Reliance
- Leeds Building Society
You should speak to a mortgage broker before applying as they can help you find lenders willing to lend on these types of properties. It’s important to note that guarantor mortgages are usually not permitted for this type of transaction.
The Pros and Cons of Shared Ownership
| Pros | Cons |
|---|---|
The scheme allows you to get onto the property ladder more quickly compared to buying a home outright. | You have to search for homes where there are Shared Ownership properties available, not necessarily where you want to live. |
It can sometimes be cheaper than renting. | It can be difficult obtaining a Shared Ownership mortgage. |
It’s accessible to those with a lower income as you’re only required to pay a 5% deposit. | It can be difficult to sell a Shared Ownership home. |
You have the potential to own 100% of your property. | As with other leasehold properties, you’ll have to pay a service charge and ground rent. |
The shares you own can be sold at any time. | There will be restrictions on what you can do to the property. For example, you might not be allowed to sublet the property. |
You can choose how you pay your Stamp Duty (either as one payment or in stages). | You won’t own the property outright and will still be renting. |
Shared Ownership often comes with a 10-year period for new Shared Owners, keeping your monthly costs down for this period of time. | Staircasing can be difficult as, if the value of the property increases, the cost of the shares will also increase. |
You will have to arrange a valuation and pay for a solicitor each time you want to increase your share. |
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Is Shared Ownership Right for You?
While there are a number of benefits to Shared Ownership, it’s not for everyone and not everyone will be eligible. If you currently own a property (unless you’re an existing shared owner) or your household income is above the threshold of £80,000 a year (£90,000 in London), then Shared Ownership is not right for you.
If you do meet the eligibility criteria, Shared Ownership be a good way to get your foot onto the property ladder without requiring a large deposit. However, it’s vital to remember that you will not own the property outright and will need to pay rent and service charges. You should look at your budget and make sure you can afford all the ongoing payments.
Leasehold Fees
All Shared Ownership homes will be leasehold. The lease will say what you can and can't do to, and in, the property.
As a leaseholder, you will need to pay 100% of service charges and any major works bills, despite only owning a share of the property. You may also need to pay ground rent.
These fees and charges can make Shared Ownership an expensive way to own a property.
Other Shared Ownership Schemes
As well as being available to first-time buyers or those on a low income, Shared Ownership schemes are also available to the following groups:
- Home Ownership for People with Long-Term Disabilities (HOLD)
- Older People’s Shared Ownership (OPSO)
HOLD is a scheme designed to help people with a disability buy a Shared Ownership property. It is especially helpful for those with special housing needs. Through this scheme, homes on the open market can be bought on a Shared Ownership basis if properties from the housing association are not suitable.
OPSO is a scheme for people aged over 55. It works the same as a typical Shared Ownership scheme except you can only buy up to 75% of your home. Once you own 75%, you will no longer have to pay rent to make up the remaining percentage.
To find out more about these specific types of Shared Ownership, you can visit the Help to Buy website where they provide a more detailed description.
Selling a Shared Ownership Property
Selling a shared ownership property can be more complicated than selling a property normally.
You’ll need to arrange for a surveyor to value your home. You can compare surveying quotes and find the right professional for you. The housing association will then use the valuation to work out the value of your share.
Terms and conditions vary, but the housing association that owns the other share of the property will normally have 8 weeks to find a buyer. If a buyer isn’t found during this period, you can sell the property through an estate agent in the normal way. Your estate agent will be required to complete a Shared Ownership form.
You will also need to share your conveyancing solicitors details to begin the selling process. Don't forget to compare conveyancing quotes at the start of the process to find a verified, experienced conveyancer.
As with any property, you will need to acquire an Energy Performance Certificate (EPC) before you can start sale.
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Alternatives to Shared Ownership
Whilst Shared Ownership is a popular scheme for first-time buyers and those with a lower household income to get onto the property ladder, there are other options that can help you purchase a home. Below, we’ve listed a number of alternative government-backed schemes for potential buyers to research:
Help to Buy
Whilst Help to Buy: Shared Ownership is one option for buyers, there are also many other Help to Buy schemes to consider. Some of the schemes will have different requirements depending on where in the UK you live. For example, Help to Buy in London will accept higher household incomes compared to the rest of the UK.
Shared Equity
One of the most popular Help to Buy schemes that could be an alternative is the Shared Equity Loan. Shared Ownership and Shared Equity are often confused with each other but they are, in fact, very different. There are also a variety of shared equity schemes to consider.
Whilst Shared Ownership allows you to purchase a share of a home and then pay rent on the rest, Shared Equity schemes allow buyers to use a deposit of at least 5% alongside a mortgage and equity loan. If you decide to use the Help to Buy Equity Loan, you can borrow 20% of the property price from the government (40% in London) which will be interest-free for the first 5 years. Despite having to pay back the loan, this means that the property will 100% belong to you, unlike in Shared Ownership.
Right to Buy
Right to Buy allows certain council tenants to buy their council home at a discount of up to £103,900 in London, and £77,900 across other areas of England. It is not available across the whole of the UK. However, the House Sales Scheme in Northern Ireland is run in a similar way.
Lifetime ISA
The Lifetime ISA, launched in 2017, can help you either save up for your first home or for your pension. Buyers can save up to £4,000 every tax year with a 25% government bonus on top so a maximum of £1,000 a year. You can use these funds to purchase a Shared Ownership or Right to Buy property if the purchase price doesn’t exceed the limit of £450,000.
To be eligible for a Lifetime ISA, you must be a UK resident aged between 18-39.
Shared Ownership FAQs
1. What type of properties can you purchase through Shared Ownership?
Not all properties will be available for purchase through Shared Ownership. Most Shared Ownership homes are purpose-built by housing associations, meaning they will either be a new-build or a resale of an older property. All Shared Ownership homes are leasehold.
2. Do you need to use a Shared Ownership solicitor?
Depending on who you purchase the property from, the housing association might recommend a property solicitor or conveyancer from their panel. However, you do not have to accept. You can compare conveyancing quotes yourself to find the right professional.
3. How long does buying a Shared Ownership home take?
The process of buying a new-build home will vary depending on a variety of factors, such as the speed of the conveyancing process and the length of time required to obtain a mortgage. However, it can take anywhere from 28 days to 2 months to complete the transaction, unless the property is still under construction.
4. Will you be sharing the property with another person?
No, you will not be sharing the property with another person. You are welcome to buy with another person if you wish, but purchasing through Shared Ownership does not mean buying the property with another person.
5. Is the property leasehold?
All Shared Ownership homes are sold as leasehold properties. You will typically have a 99-year lease and the housing association will act as your freeholder/landlord.
6. Is there a restriction on the number of bedrooms the property can have?
No. Shared Ownership buyers used to be limited to 1 extra bedroom than the household size required, but that is no longer an issue.
7. Who is responsible for the repairs of a Shared Ownership home?
This will depend on a number of factors, such as whether you’re purchasing a house or flat and whether the repairs are internal or structural. However, generally, you will be responsible for any repairs needed, unless the issues are within communal areas. Problems in communal areas should be repaired by the housing association, but you will be billed for this via service charges.
8. Can you make alterations to the property?
You will be allowed to decorate the property as you see fit, but for larger alterations or renovations, you will require permission. You should check the terms of your lease before planning any work on the home.
9. Can you sublet the property?
Most Shared Ownership schemes do not allow buyers to sublet the home - this will be specified in your lease. Some housing associations allow buyers to take on lodgers, but you will require permission.
10. When will Shared Ownership end?
The latest government announcement stated that the new Shared Ownership model will run until 2026.
Learn More About Help to Buy
This article has been part of our help to buy guide, we hope it's helped with your research. In our next article, we will explore the process of staircasing your shares when owning a Shared Ownership home. To find out more, read what is staircasing?
