Frequently Asked Questions

HMRC usually posts your UTR within 10 working days of registering, or up to 21 days if you're based overseas.

After that, you'll receive a separate activation code for your online HMRC account, which can take a few more days.

Because you need your UTR before we can file on your behalf, it's worth registering as early as possible — ideally well before the October registration deadline.

If your UTR is taking longer than expected, you can call HMRC's Self Assessment helpline to follow up.

A UTR (Unique Taxpayer Reference) is a 10-digit number that HMRC uses to identify you in the Self Assessment system. You get one when you register, and it stays the same for the rest of your life.

You need your UTR to:

• File your Self Assessment return
• Contact HMRC about your tax affairs
• Appoint an accountant to act on your behalf

To register and get a UTR, go to GOV.UK and search 'register for Self Assessment'. Once registered, HMRC sends your UTR by post within about 10 working days.

It depends on why you're registering.

Use the CWF1 form if you're self-employed as a sole trader — this also registers you for Class 2 and Class 4 National Insurance at the same time.

Use the SA1 form if you need to file for other reasons, such as rental income, Capital Gains Tax, the High Income Child Benefit Charge, or dividend income.

If you're registering online via the HMRC website, the system asks a few questions and routes you to the right form automatically.

If you're unsure, message us on live chat.

Yes. If you're self-employed, you can download and post form CWF1. If you have other untaxed income (rental, dividends, capital gains), use form SA1 instead. Both are available on GOV.UK.

That said, the online route through the HMRC website is faster and means you'll get your UTR more quickly.

If you're not sure which form applies to you, message us on live chat.

When you inherit a property, you don't pay Capital Gains Tax at the point of inheritance — that's when Inheritance Tax may apply instead.

CGT only comes into play if you later sell the inherited property and it has increased in value since you inherited it.

The gain is calculated from the probate value — the market value of the property at the date of death — not from what the original owner paid for it. So if the property was valued at £300,000 on probate and you sell it for £340,000, your gain is £40,000, not the full increase from the original purchase price.

A few things worth knowing:

If the property was the deceased's main home and you sell it within a certain period, some Private Residence Relief may be available.

If you rent the property out before selling, CGT applies in the normal way from the date of inheritance.

If there are multiple beneficiaries, each person is taxed on their own share of the gain. Our Joint (£449) or Trio (£598) filing options cover all owners in one service.

You must report and pay any CGT within 60 days of completion.

Message us on live chat and we'll talk through what applies to your situation, or book a call with us if you'd prefer.

Yes. Selling a rental property that was never your main home will trigger Capital Gains Tax on any gain you make.

The gain is calculated as: sale price, minus estate agent and solicitor fees, minus the original purchase price and buying costs, minus any capital improvements made during your ownership.

The first £3,000 of your gain is tax-free (the 2025/26 annual exempt amount). The rest is taxed at 18% if you're a basic-rate taxpayer, or 24% if you're a higher-rate taxpayer.

If the property was at some point your main home before you rented it out, part of the gain may be covered by Private Residence Relief, which could reduce your bill. This is one of the most commonly missed reliefs on rental property sales.

You must report the sale and pay the tax within 60 days of completion. This is a legal requirement and missing the deadline results in automatic HMRC penalties.

We handle rental property CGT returns regularly. Fill in our CGT form to get started, or message us on live chat.

Yes, but only genuine capital improvements — not general maintenance or repairs.

Capital improvements are works that added value to the property or adapted it for a new use. These include: extensions and loft conversions; a new kitchen or bathroom (if it's an upgrade, not a like-for-like replacement); structural alterations; and building a garage or outbuilding.

What doesn't count: repainting, replacing a broken boiler with the same type, routine repairs, or general upkeep. These are maintenance costs and HMRC doesn't allow them as deductions.

To claim improvements, you need receipts or invoices for the work. If you no longer have all the paperwork, we can work with what's available — but the more evidence you have, the better.

The cost of improvements is deducted from your gain, which can reduce your CGT bill significantly on a property you've invested in over the years.

Include any improvement costs when you fill in our CGT form and we'll apply them in the calculation.

If you own a property jointly, each owner is taxed on their share of the gain individually.

Each owner gets their own annual CGT exempt amount (£3,000 for 2025/26), so between two owners you effectively have £6,000 of gains that are tax-free before any CGT is due.

Each owner's gain is also taxed at a rate based on their own income — so if one owner is a basic-rate taxpayer and the other is a higher-rate taxpayer, they'll each pay a different rate on their share. This can work in your favour if the owners are in different income bands.

Ownership is usually split equally (50/50 for married couples), but if you own the property in unequal shares these should be formally documented to ensure HMRC taxes each person on the correct proportion.

For jointly owned property sales, we offer our Joint filing at £449 (two owners) or Trio at £598 (three owners), which covers the full gain calculation and filing for all owners in one service.

If you're unsure how your ownership is split or how the gain should be divided, message us on live chat or book a call with us.