Equity in the home
The equity in a person’s home is the total value of the property less the amount required to pay any loans or debts secured against it, including any ’charges’ (such as a mortgage, secured loan or charging order) and the costs of a sale. For example, to calculate the equity on a property on sale for £145,000:
Deduct solicitor’s fee on sale | £2,000 |
Deduct estate agent’s fee | £1,400 |
Deduct first mortgage (building society) | £115,000 |
Deduct second mortgage (after early settlement discount) | £15,000 |
Total deductions | £133,400 |
Total equity = £145,000 – £133,400 = £11,600 | |
If the property is jointly owned, the equity is shared in proportion to the amount each person owns (usually equally).
In many cases, there may be no equity in the property and the amount owed may exceed the value of the property, particularly if the client has defaulted on a high-interest, non-status secured loan – ie, a loan with high interest because the client has an impaired credit rating. In other cases, however, it is likely that the equity position will be favourable, particularly if the property has no outstanding mortgage.
It is important to establish whether or not there is equity at an early stage, since many creditors now seek to secure their debts (eg, by obtaining a charging order – see here), while others seek preferential status by resorting to threats of bankruptcy (see here). For this reason, you should stress to clients the urgency of dealing with any court papers. Although enquiries from creditors about equity do not necessarily mean that a client should sell her/his property, s/he should bear in mind that, unless the circumstances are exceptional, creditors are unlikely to agree to, for example, writing off a debt (see here) if there are realisable assets or equity in the home. A creditor may accept, for example, a token payment (see here) on the basis that the amount due will be repaid from the sale of the asset/property in due course.