How to Transfer Ownership of a House Without Selling (UK Guide 2025)

You can transfer ownership of a house without selling it. There are a few different ways to do it. You can gift it. You can add or remove someone from the title. You can pass it to a family member. 

You can also transfer equity as part of estate planning. The process involves preparing the right documents and checking identities. You must follow HM Land Registry rules. You also need to understand tax issues, like Capital Gains Tax or inheritance problems. 

Finally, you must officially register the new owner. A digital transfer platform like Property Swift handles the paperwork, checks, and HM Land Registry submission. This makes the process easy and compliant.

Introduction

Transferring ownership of a house without selling is increasingly common in the UK. Parents want to give property to their children. Partners want to update ownership after life changes. Families want to plan ahead without causing financial problems.

But the legal rules around how ownership changes work — especially without a sale — can be confusing.

This guide explains every safe, legal, and tax-aware way to transfer property ownership without selling the home. It’s written in clear, practical English, fully aligned with HM Land Registry requirements, and designed to help you understand your options before starting the process.

Whether you’re transferring the property to a family member, spouse, or another individual, this guide explains the steps, risks, and smarter digital alternatives available in 2025.

1. Can You Transfer Ownership Without Selling?

• Gifting a house to a family member
• Adding or removing someone from the deed
• Passing property to children as part of estate planning
• Taking full ownership after a divorce or separation
• Updating ownership after inheritance
• Passing on property while retaining the right to live there

All of these involve changing the legal owner, not selling the property.

This process is commonly known as:

• Transfer of Ownership
• Transfer of Equity (when one owner stays on the title)
• Property Gifting
• Estate Planning Transfers

Property Swift specialises in handling these ownership changes digitally — without in-person meetings or paperwork.

2. The Main Ways to Transfer a House Without Selling

There are four primary methods. Each has its own implications, benefits, and considerations.

Method 1: Gifting the Property to a Family Member

This is one of the most common scenarios. Parents often want to transfer ownership to:

• Adult children
• A spouse
• A partner
• A sibling
• A wider family member

Gifting property means the current owner transfers the legal title to a new owner as a gift, without receiving money in return.

Why people choose gifting:

• Helps children get onto the property ladder
• Avoids future disputes
• Supports long-term estate planning
• Provides clarity for the family

Tax considerations for gifting

Gifting can trigger certain tax implications:

Capital Gains Tax (CGT): if the property is not the giver’s main residence

Inheritance Tax (IHT): gifts may fall under the 7-year rule

Potential deprivation of assets rules: if gifting is done to bypass care fees

It’s important to understand the tax landscape before gifting. Property Swift does not provide tax advice, but this guide highlights risks so you can seek advice where needed.

Method 2: Transfer of Equity (Adding or Removing Someone)

A transfer of equity occurs when:

• You add someone to the title
• You remove someone from the title
• One owner becomes the sole owner
• A partner takes partial ownership

You are not selling — you are adjusting the percentage of ownership.

Common examples:

• Adding your spouse to the deed after marriage
• Removing a partner after divorce
• Adding a child as a joint owner
• One owner buying out another

Even if no money changes hands, HM Land Registry still treats this as an ownership update requiring formal documentation.

Method 3: Transferring Ownership After Inheritance

If someone has passed away, the property may need to be transferred into:

• A surviving partner’s name
• The beneficiary’s name
• Multiple heirs’ names
• A single appointed owner

The path depends on whether the property was owned as:

• Joint tenants (automatic transfer to the surviving owner), or
• Tenants in common (share passes through will or intestacy)

Property Swift supports ownership updates after inheritance, ensuring the new owner is correctly recorded with HM Land Registry.

Method 4: Estate Planning Transfers

Some homeowners transfer property during their lifetime for future planning:

• Passing the home to children early
• Deciding who will own the property to avoid disputes
• Simplifying later probate procedures
• Protecting the home from complex family situations

This is often part of a wider long-term estate plan.

If you’re thinking about transferring property ownership but aren’t sure where to start, Property Swift is here to help. Contact us today for more information on how we can streamline the process for you.

3. Tax Implications to Understand Before You Transfer

Transferring ownership without selling may still create tax consequences.

Below are the main areas to be aware of.

Capital Gains Tax (CGT)

CGT may apply if:

• The property is not the current owner’s main residence
• The transfer creates a gain in value
• The transfer is made to someone other than a spouse
• Transfers to a spouse or civil partner do not trigger CGT.

Inheritance Tax (IHT)

If you gift property and pass away within 7 years, it may still be counted as part of your estate.

This is known as a Potentially Exempt Transfer (PET).

Gifts With Reservation

If you gift your home but continue living in it rent-free, HMRC may still treat the property as part of your estate for IHT.

Transferring as Part of Estate Planning

Many parents transfer property to:

• Stabilise future inheritance
• Protect the home for children
• Avoid later disputes

But tax effectiveness depends entirely on personal circumstances.

Property Swift does not provide tax advice — always seek guidance for personalised tax planning.

4. The Legal Requirements for Updating Ownership

Regardless of the reason, every change of ownership must be:

• Documented correctly
• Signed with a wet signature
• Identity-verified
• Checked for compliance
• Submitted to HM Land Registry

In 2025, you can complete the process fully online. The only exception is the wet signature. This signature must be signed by hand and then uploaded to the platform.

Property Swift digitally manages:

• Document preparation
• Identity checks
• Declarations
• Compliance review
• HM Land Registry submission

This ensures accuracy and avoids delays.

5. Why You Should Not Transfer Ownership Without Support

Trying to update ownership manually can lead to:

• Title errors
• Incorrect declarations
• Delays from HM Land Registry
• Rejection of applications
• Complications with lenders
• Unintended tax consequences

A digital platform provides guidance and ensures the transfer is compliant.

Property Swift handles the full digital process from start to finish — no paperwork or office visits required.

6. How Property Swift Helps with Ownership Transfers

Property Swift is designed specifically for homeowners who want to:

✔ Transfer ownership to a family member

✔ Update the deed without selling

✔ Manage estate planning

✔ Remove or add someone to the title

✔ Pass property to children

✔ Handle post-divorce ownership changes

What Property Swift does:

• Prepares all required documentation
• Performs secure digital ID checks
• Ensures HM Land Registry compliance
• Collects correct signatures
• Submits the application digitally
• Supports the new owner through the process

The entire experience is guided, simple, and accessible from anywhere.

7. Frequently Asked Questions

Can I put my house in my child’s name without selling it?

Yes — this is done through a gift or transfer of ownership.

Is it better to gift a house or leave it in a will?

Both have advantages. Gifting may help earlier, while a will maintains control. Tax implications differ.

Do I pay tax when transferring ownership?

It depends on CGT, IHT rules, and circumstances. Not all transfers create tax liability.

How long does the process take?

Digital transfers are typically much quicker because the process avoids postal delays.

Do I still need a witness?

A wet signature is required for deeds; Property Swift allows the upload of the scanned, signed document.

8. Final Thoughts

Transferring ownership of a house without selling gives you control and flexibility. It also brings peace of mind. This is helpful for family planning, simplifying ownership, or updating the title after life changes.

With Property Swift, the entire process becomes:

✔ Digital

✔ Guided

✔ Secure

✔ HM Land Registry compliant

If you want to transfer ownership safely and easily, Property Swift can help. You can complete everything online with full support.

👉 Start your property transfer today — Contact Property Swift.