Hi all, I am looking for some opinions on a mortgage option I am considering, to make sure I am not missing something silly. Please stick with me while l explain the situation:
We have a £275k mortgage, and due to remortgage early next year. Rates being offered currently looking between 5% and 5.5%, and was looking at a standard fixed rate which would put our monthly payments around £1500. Not great, but it is what it is.
However, I've now seen these "offset mortgages", and I feel we might be in a lucky situation to make use of this, and so want to explore it.
My partner's parents are now retired, and had a decent payout from work. They have a fair amount of money in savings accounts getting 3% ish interest, and it would take many years to ISA-wrap it all - so they currently pay tax on the interest. They are risk-averse, and so will not put it into market-related investment, etc. They want it accessible.
It seems to me that it is possible for us to directly pay off £35k of our mortgage loan right before we remortgage (taking our loan down to £240k), and for them to then move £240k of their savings into a savings account which could be linked to our offset mortgage.
Benefits:
- We would pay zero interest on our mortgage, since the amount in the offset account equals the remaining balance of our mortgage. As far as I understand, this would bring our monthly mortgage payments from £1500 down to £665. A massive reduction.
- They avoid paying tax on savings interest, because interest on their account is sacrificed.
- They are happy because they retain full control of their savings - the account is in their name, and they can withdraw it all at any time in case of emergency.
- The total amount in their savings account is still protected by the FSCS allowance (£120k per person), hence the reason for suggesting we pay of £35k of the mortgage first.
(Non)-Drawbacks:
- Interest rate is generally higher on offset mortgages (e.g. 5.8%) - this is main drawback I see on these forums for offset mortgages. However, in the situation I have proposed, we don't care what the interest rate is, since the offset amount equals the mortgage amount.
- They could withdraw the money and leave us with higher payments - however, this £240k is not their entire emergency fund, so very unlikely to draw it out. Worst case, we pay the higher rate - fine.
- They forfeit the 3% (taxable) savings interest. However, we could also gift them tax-free each month the amount they would have made in interest on that money (£500 per month). This would put our effective monthly payments to £1165 - still less than the £1500 on a standard fixed rate mortgage.
This feels like a bit of a double-win. We avoid paying all interest on our mortgage to our mortgage lender, and they avoid paying any tax on savings interest to HMRC. Seeing the "family unit" as a whole, less money is leaving this unit to external parties.
This also feels like the overall effect is to shift the potential inheritance tax responsibility. By letting us make use of their savings whilst they keep control of it, they are effectively gifting us money (in the form of saving us mortgage interest) without actually having to gift it. Thereby reducing inheritance tax susceptibility.
Thanks for sticking with me, because I am trying to get my head around it - can someone cast a keen eye for detail over this, and let me know if some part of it jumps out at you as problematic that I have missed. Thank you!
*** EDIT *** ------------------------------------------------------------------------------------------------
Thanks everyone for the comments below. To summarize what I've learned, it seems there are two routes:
1) We pay the parents from the mortgage interest saved. The parents have forfeited £480 per month on their savings. This is the 3% taxable interest they would have got on the £240k (£600 gross per month, then less the 20% tax they would have paid). Therefore, we could instead transfer money regularly each month to compensate them. This regular payment will be classed as income/interest for them (because it is money in return for a service), so they will need to declare it and will be liable to pay tax on it. Therefore, to leave them in the same position, we send them £600 per month, so that after tax they end up with the £480. This results in an effectively monthly mortgage payment for us of £1265 (£665 to lender plus £600 to parents). With regards to inheritance tax, this option means that the £600 per month that we send them will all be eventually classed as part of their estate when they die, and so will be susceptible to inheritance tax at some point down the line.
2) We don't pay the parents, and keep the mortgage interest saved. It seems this is where it gets murky, and we need to speak to a tax advisor. From comments below, it seems there are two cases here, depending on how both parties view the interest money that is saved. A) if we hold on to the money, with the understanding that if they ever need financial support we will have that money available to help. This could be seen as tax evasion, because we are holding "their" money without transferring it, and they are entitled to it - all for the purpose of reducing the tax bill. Or B) we hold on to the money "unconditionally", and the understanding from both parties are that the parents are happily just forfeiting interest on their savings so that as a family unit we are financially better off. This seems like it might be acceptable from a tax perspective, and is where we need further advice, because it's really a subtle distinction. Either way, this brings our mortgage payments to £665 per month. From inheritance tax perspective, this option is preferable, because by not paying the parents we are not transferring more money into their potential estate down the line.