08/10/2026
A gift from your parents can be the difference between getting on the ladder and not. Lenders are happy to take it, and you don't pay a penny of tax on it. So you'd think that's the end of it. It isn't. The tax risk sits with the person giving, and most families never talk about it.
Here's how it works. Receiving a gifted deposit is tax-free for you. There's no UK gift tax. But a large gift from a parent is what HMRC calls a potentially exempt transfer. If they live seven years after giving it, it drops out of their estate completely. If they don't, it's added back in, and it uses up their inheritance tax nil-rate band first, oldest gifts first. That band's £325,000 per person, and it's frozen until April 2031.
Taper relief gets misunderstood. A lot of people think the tax drops away after three years. It only reduces the rate of tax, and only where someone's gifts in the seven years before death add up to more than £325,000. If they don't, there's nothing for it to reduce. One mortgage guide says that for most parents gifting £10,000 to £50,000, the exposure is minimal or zero. For bigger gifts, it's worth a chat with a tax adviser.
There are ways to shrink it. Everyone has a £3,000 annual exemption, and you can carry forward one unused year, so up to £6,000. There's £250 for small gifts, £5,000 for a parent's wedding gift, and regular gifts made out of surplus income can be exempt with no limit if they're properly evidenced.
Then there's the lender side. Most lenders accept gifts from close family if it's a genuine gift with no strings and properly documented, usually with a signed letter. It can't be a loan, and it won't change how much you can borrow, because that's based on your income. Some lenders cap how much of the deposit can be gifted.
So before the money moves, get the paperwork sorted, and have a straight conversation about the seven years.