Putting a House in Your Children's Name: The Complete UK Guide (2025)

Transferring a property to your children is one of the most meaningful gifts a parent can give — whether it's part of estate planning, tax planning, or simply helping your family take their next step in life.

But the rules around gifting a house, changing ownership, and meeting HM Land Registry standards can feel overwhelming if you try to do it alone.

This guide explains exactly how to put a house in your children's name in the UK, the rules you must follow, and how digital services like Property Swift make the entire process faster, safer, and fully compliant.

Why Parents Transfer Property to Their Children

There are many reasons families decide to gift a property or add a child as the new owner:

✔ Helping them get on the property ladder
✔ Passing on wealth during your lifetime
✔ Simplifying inheritance arrangements
✔ Estate planning to avoid complexity later
✔ Supporting a child during marriage, education, or financial hardship

Whatever the reason, the key is ensuring the transfer is legally valid so your child becomes the official owner in HM Land Registry records.

Are You Allowed to Put a House in Your Children's Name?

Yes — UK law allows you to:

• Transfer full ownership to a child.
• Transfer a share of the property.
• Gift the property outright.
• Add a child as a joint owner.

All of these are recognised as legal property transfers.

However:

❗ A property transfer must follow HM Land Registry requirements

❗ Wet signatures are required

❗ Identity checks must be completed

❗ The final submission must be accurate to avoid rejection

This is precisely where a digital transfer service becomes essential.

How the Transfer Works (Without Sharing Forms or Giving DIY Steps)

Here is the safe, compliant, non-DIY explanation:

Transferring a house into your children's name involves:

1️⃣ Preparing the correct ownership documents
(PS handles document creation — parents don't need to write or complete forms themselves.)

2️⃣ Completing identity checks
This includes a digital ID process, with a solicitor performing only the required verification call if needed.

3️⃣ Signing the transfer deed
HM Land Registry requires a wet-ink signature.
Property Swift allows this to be done cleanly via scanned PDF uploads — no posting required.

4️⃣ Applying to HM Land Registry
This includes the ownership update and all supporting documents.
With Property Swift, the whole transfer is completed digitally, and parents can monitor progress online.

Do You Need to Pay Your Child for the Property?

No — gifting a property to your child can be done with:

• £0 payment
• A partial payment
• A complete market value payment

All three options are legally valid.

If the property is truly gifted without payment, it is referred to as a gift transfer.

Will Your Child Pay Tax When You Transfer a House to Them?

Here are the clear, factual rules:

✔ No Stamp Duty

(Property Swift does not handle SDLT — but in most parent-to-child gifts, SDLT only applies when the child takes over a mortgage.)

✔ No Inheritance Tax at the time of transfer

But it may apply later, depending on the seven-year rule.

✔ No Capital Gains Tax for the child

This applies only to the person gifting and only in specific non-main-residence scenarios.

This is why many parents prefer to make the transfer during their lifetime, as it can help simplify inheritance.

Can You Transfer Just a Share of the Property to a Child?

Yes — UK rules allow parents to:

✔ Transfer 50%
✔ Transfer any percentage
✔ Add a child as a joint owner

All are valid ownership changes and must be recorded in the HM Land Registry.

What If Your Property Has a Mortgage?

You can still transfer the property, but the lender must approve removing or adding a new owner.
Property Swift supports the process after lender approval, ensuring the transfer meets the legal submission standards.

Digital-First Property Transfer: Why Parents Choose Property Swift

Transferring a property, especially to a family member, used to require:

❌ Solicitor meetings
❌ Weeks of paperwork
❌ Postal delays
❌ Confusing legal forms
❌ Risk of HM Land Registry rejection

Now, parents upload documents, sign digitally, and let Property Swift handle the entire compliance process.

✔ Paperless
✔ Secure
✔ Transparent
✔ HM Land Registry compliant
✔ No hidden steps
✔ Designed for family transfers

It's the modern alternative families prefer in 2025.

Common Reasons HM Land Registry Rejects DIY Transfers
(And how Property Swift avoids them)

• Incorrect or incomplete documents
• Signatures not meeting deed requirements.
• Missing identity verification
• Incorrect ownership details
• Failure to meet legal declaration rules

Because Property Swift checks and submits everything digitally, transfers are far less likely to be delayed or rejected.

Frequently Asked Questions

Can I put my house in my child's name while still living in it?

Yes, you can. Many parents do this for estate planning. Property Swift ensures the legal transfer is completed correctly.

Do I lose rights to the property after gifting it?

Yes — once gifted, legal ownership belongs to the child.
(Parents often get advice about long-term living rights before deciding.)

Is gifting property to a child the same as transferring equity?

Not exactly — but they overlap.
A gift can be a complete transfer or a partial one (equity transfer).

Do I need to list the reasons for gifting a property?

No, HM Land Registry does not require a reason.

Can I gift a house to more than one child?

Yes — you can share ownership equally or in specific percentages.

Can overseas parents gift property to children living in the UK?

Yes — Property Swift supports international clients with digital ID verification.

Final Thoughts

Putting a house in your children's name can be a powerful way to support them, secure their future, and simplify inheritance planning. But it must be done properly, in full compliance with HM Land Registry.

With Property Swift, parents get a:

✔ digital-first experience
✔ paperless workflow
✔ simple upload-and-sign process
✔ fully compliant submission

…with no guesswork and no legal confusion.

Ready to transfer your property to your children the simple way?

👉 Start your secure online transfer with Property Swift today.