Buying With a Partner Where Only One Is a First-Time Buyer
First-time buyer relief is all-or-nothing on a joint purchase. If one buyer has ever owned property, the entire relief is lost and standard rates apply to the full purchase price.
Last verified: April 2026
Key Takeaways
- •FTB relief requires ALL buyers to be first-time buyers — if one is not, the relief is lost entirely.
- •At £350,000, this means paying £7,500 instead of £2,500 — losing £5,000 of relief.
- •There is no time limit: prior ownership 20 years ago is just as disqualifying as ownership last year.
- •Married couples and civil partners are treated as a unit — if either has ever owned, both lose FTB status.
- •Buying solely in the name of the genuine FTB is the main alternative — but requires a solo mortgage.
In this article
The All-or-Nothing Rule
First-time buyer SDLT relief is granted to a transaction, not to an individual buyer. When two or more people purchase together, the relief is only available if every single buyer on the transaction qualifies as a first-time buyer. This is sometimes called the "all-or-nothing" rule.
The logic behind this rule is straightforward: the relief was designed to help those who have never benefited from property ownership. If one buyer in a joint purchase already has or has had property, the household is deemed not to be in the position of a first-time buyer, and the full commercial advantage of the transaction is denied the relief.
Prior ownership at any point in a buyer's life is disqualifying. There is no cooling-off period, no time limit after which the prior ownership becomes irrelevant, and no partial relief proportional to the FTB buyer's share of the purchase.
No partial relief: If buyer A is a first-time buyer and buyer B is not, buyer A cannot claim 50% of the FTB relief. Either the full relief applies (all FTB) or none of it does (any non-FTB).
How This Affects Your Calculation
The table below shows the financial impact at different purchase prices. The "Cost of losing relief" column shows how much extra SDLT is payable when one buyer is not a FTB.
| Purchase Price | If Both FTB | Standard Rates | Extra Cost |
|---|---|---|---|
| £250,000 | £0 | £2,500 | +£2,500 |
| £350,000 | £2,500 | £7,500 | +£5,000 |
| £450,000 | £7,500 | £12,500 | +£5,000 |
| £500,000 | £10,000 | £15,000 | +£5,000 |
Worked Example at £350,000
Sam (first-time buyer) and Jo (previously owned a flat, sold 5 years ago) are buying together at £350,000. Because Jo has owned property before, standard rates apply.
| Band | Rate | Taxable Amount | Tax |
|---|---|---|---|
| £0 – £125,000 | 0% | £125,000 | £0 |
| £125,001 – £250,000 | 2% | £125,000 | £2,500 |
| £250,001 – £350,000 | 5% | £100,000 | £5,000 |
| Total SDLT Payable | £7,500 | ||
Sam & Jo pay (standard)
£7,500
If both were FTB
£2,500
They lose £5,000 of relief
Married Couple Rules
HMRC treats spouses and civil partners as a single economic unit for FTB relief purposes. This means that if either spouse or civil partner has previously owned a residential property — even before the marriage or civil partnership — neither can claim first-time buyer relief on a joint purchase.
This rule applies from the date of the marriage or civil partnership. If you were a first-time buyer at the time of exchange but you married a previous property owner before completion, your FTB status is reassessed at the completion date.
Unmarried couples (whether cohabiting or not) are assessed individually on their own ownership history — but only when buying separately. On a joint purchase, all buyers must still qualify regardless of their relationship status.
Divorce and separation: If a spouse owned property that was transferred as part of a divorce settlement and they retain no legal or beneficial interest, HMRC may re-examine FTB status — but specialist advice should be taken before relying on this in practice.
Options Available
If one buyer's prior ownership is costing you the FTB relief, consider the following approaches — each with its own trade-offs.
Buy solely in the FTB name
If the first-time buyer can obtain a mortgage in their name alone, they can claim the full FTB relief. The non-FTB partner has no legal ownership but may be named on the mortgage as a guarantor. Note: the non-FTB must not be named as a beneficial owner.
Accept standard rates
If a solo mortgage is not possible, standard rates apply. Budget for the higher SDLT cost upfront. The saving on a £350,000 purchase is £5,000, which is significant but may not outweigh the practical constraints of a joint mortgage.
Negotiate the purchase price
Reducing the purchase price by even £5,000–£10,000 can partially offset the SDLT cost, though it won't restore the FTB relief itself. Use the standard rate calculator to find the optimal price negotiation target.
Frequently Asked Questions
Can I buy in my own name only to keep FTB relief?
Yes, but only if you can obtain a mortgage solely in your name. If you buy alone you are assessed as an individual first-time buyer. Your partner would have no legal ownership of the property but may still be added to the mortgage as a guarantor, provided the lender agrees.
My partner's previous property was sold 10 years ago. Do I still lose relief?
Yes — FTB relief is lost permanently once any joint buyer has previously owned residential property. There is no time limit or cooling-off period. The relief is simply unavailable where any buyer on the transaction has a prior ownership history, however long ago.
We're not married — does my partner's ownership affect me?
Only if you are buying together. If you purchase solely in your own name you are assessed as an individual first-time buyer, regardless of what your partner has owned. It is only joint purchases that require all buyers to be FTBs.
What counts as "owning" property?
Legal ownership, beneficial interest, or holding property on trust all count as ownership for FTB purposes. Renting, being named on a mortgage without having any legal or beneficial ownership, or having a charge over a property does not constitute ownership.
Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Calculate My Stamp Duty UK to help buyers understand the complex world of property transaction taxes.
Ready to see your numbers?
Use our free calculator to see exactly how much stamp duty you need to budget for.
Calculate your stamp duty