Holiday property owned by company and GROB

A UK resident and domiciled individual has a holiday property abroad which is owned through an offshore company established for that purpose. He is the sole shareholder. The property is used regularly by him and by his adult children. He would like to give some of the shares to his children and I am pondering the application of the GROB rules.

If this was a gift of a share of a property, which was then occupied (for holidays) by all the children, there should be no GROB by virtue of FA86/S102B. However, this will not be a gift of property, but a gift of shares, so the question must then be whether the donor will continue to benefit from the gifted shares by virtue of his use of the property and/or whether possession and enjoyment of the shares has been assumed by the donees?

I believe the correct analysis is that the GROB rules would not apply, because I don’t see how the donor could be said to benefit from the gifted shares, and the children will acquire value from the gift, such that if the property was sold, or simply transferred out of the company they would be entitled to a share of any assets distributed from the company.

I should be glad to hear if others agree with this analysis.

Diana Smart
Gordons LLP

A company, not its shareholders, owns its own underlying assets so a gift of shares is not a gift of those. This is reinforced indirectly by the specific excluded property rules in Sch A1.

But a gift of the shares themselves can be a GROB if the benefit related to them (at the time or later-acquired) arises not by contract but “otherwise” or by “associated operations”. They are not a gift of land or an interest in it nor of chattels so para 6 Sch 20 is no direct help (e.g. full consideration) save that 6(2) applies to confirm the property to which a benefit must relate.

However the word “benefit”, where not specifically defined, is an ordinary English word. This is so throughout other fiscal legislation and involves negation of a benefit by full consideration. See employment income benefits (“making good”), participators in a close company, capital “payment” from non-resident trust, non-transferor transfer of assets abroad rules. A judge might hold (and HMRC might anticipate or even admit it) that consistency should prevail unless context demands otherwise.

HMRC accept that on the gift of a part holding of shares retention of others is not in itself a benefit (IHTM 14314). But it will be a question of fact whether or not the benefit attaches to all shares or only to those given away. If the benefit attaches only to those retained or to both it is hard to see a problem or a need to employ full consideration, which may produce unwanted taxable income without corresponding deduction.

If the shares do not confer a subsisting right this may be done by “shearing” or “carve out”. Case law forces HMRC to recognise the principle. IHTM is a bit coy about a gift of shares but is are forced to acknowledge it in relation to other assets and once in 14334:

"Example 3
Aarif makes a gift of shares to Basheera, it being part of the package that Basheera would appoint Aarif to the Board of Directors, a salaried position entitling him to a company car and other fringe benefits.This would be regarded as the reservation of a benefit to the donor “by contract or otherwise”.

Conventional wisdom is that where a gift is planned the donor should ensure maximisation of all required future possible benefits (remuneration, pensions) and entrenched class rights, including any intrinsic mechanism for uprating either, so that the advantages of this kind (arguably) are attached or “referable” (IHTM 14333) to the shares retained, as opposed to those given away, and do not later have to be newly introduced or enhanced in a way that affects those gifted shares. A bona fide pay rise might not do that by analogy with the partnership cases (A-G v Boden case and IHTM 14315) but whether consideration was “full” could be subjective and even entail admissible and disclosable evidence that it was not.

Deliberately enveloping a property with a view to such an operation might fall foul of the current risk of “judicial denial of reality” as being a gift of the land; if so it must surely then be treated as if it were such in all respects including ss102B and para 6 Sch 20.

Jack Harper

FA 1986 s 102B(4) requires a gift of an undivided share of an interest in land and thus is of no help as the gift is clearly one of shares.

FA 1986 S 102B(3) re letting of the property would equally seem inapplicable (donor must not occupy the property).

I believe there is in principle no GWR on a straight forward gift of shares ie the donor does not benefit from the gifted shares. In this case the holiday property is to be used from time to time by the donor. However, if the donor pays an arm’s length rent this should be sufficient to preclude a GWR arising.

Malcolm Finney

Hi Diana,

I’d suggest GWRB is not applicable.

A solution is to issue new B Class shares and give those away, he is then not disposing of his shareholding. Aim for a family investment company structure.

It’s not a trading company so CGT will be in point either way, we assume hold over and BPR are not available.

HRMC deem gifts of shares to be at market value.

Richard Bishop
PFEP