Stamp Duty Land Tax (Temporary Relief) Bill

Matt Western Excerpts

2nd reading & 2nd reading: House of Commons
Monday 13th July 2020 Commons Chamber

[John Glen]

I thank my right hon. Friend for his kind remarks. There is more work to be done, and I acknowledge the challenges faced by different industries in different ways. We will continue to look very carefully at further interventions that we could make and shall make in the Budget later this year.

I turn to the housing market, which is another example of a sector that has experienced considerable disruption and which brings me to the subject of this Bill. The Government’s plan for jobs will support the construction sector by injecting new confidence and certainty into the housing market. It will do so by ensuring that anyone buying a main home for under £500,000 before the end of March next year will pay no stamp duty whatever.

A thriving housing market is critical for growth and jobs in this country. Most obviously, a healthy labour market relies on people being able to move home to be closer to the jobs that match their skills, but the building industry is itself a major contributor to jobs and prosperity in the country, adding £39 billion a year to the UK economy. House building alone supports up to three quarters of a million jobs, and let us not forget the many related sectors that benefit from property transactions: estate agents, removal companies, furniture retailers, DIY stores, self-employed decorators and so forth. The lockdown sadly brought much of that trade to a juddering halt.

Rightmove estimates that 175,000 sellers were prevented from coming to the market between March and May this year. Meanwhile, HMRC data shows that residential property transactions in May were about 50% lower than the same month last year. For the first time in eight years, house prices have fallen.

[Matt Western (Warwick and Leamington) (Lab)]

The Minister is making a fair argument in support of the construction and housing sector, but, as he just described, the sector is down by 50% in terms of sales. He will appreciate that the automotive and car sector was down by 97% over the two months of April and May and down by 30% in June. Does he not think that that sector is worthy of support as well?

[John Glen]

I thank the hon. Gentleman for his observations, which he made last week as well. Of course the Government look at all industries. The automotive industry is a key industry, and we are in dialogue with companies across the country looking at the appropriate interventions necessary. Obviously, commercial sensitivities sometimes prevent us from discussing those at the Dispatch Box.

With restrictions easing, the Government have been able to reopen the housing market, and there are signs of tentative movement. Transactions in May were 16% higher than in April. It is crucial to our recovery that we maintain this momentum. People should feel confident to move, to buy, to sell, and to renovate and improve their homes. This is why the Government are cutting stamp duty land tax by temporarily increasing the nil rate band for residential property from £125,000 to £500,000, with effect from last Wednesday—8 July—until 31 March 2021.

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[Dan Carden]

Our amendment will be about getting to the bottom of exactly who benefits. The hon. Gentleman gives a statistic there and we have others. I will ask the Minister to explain why he thinks that a potential cost to the taxpayer of £1.3 billion for second homeowners is the right priority during a global pandemic.

[Matt Western]

My hon. Friend is being generous in giving way. That is the nub of the point, is it not? There is need to stimulate the housing sector but, as has been said, we need to look at every sector individually to see how it can be supported. Back in 2008, a huge amount of money was put behind manufacturing, and that is what is lacking here, and in what was announced last week.

[Dan Carden]

Of course this is about priorities for Government spending. Time and again, we have called on the Government to put forward a credible plan to build the homes that our country needs. We are also concerned about which parts of the country this Bill will benefit the most. The Institute for Fiscal Studies has said that first-time buyers might be made worse off by the changes.

As the stamp duty threshold for first-time buyers is already set higher—at £300,000—raising the threshold to £500,000 is worth comparatively less for first-time buyers outside London. In fact, it is possible that the Chancellor is removing one of the few advantages that first-time buyers have. Will the Minister comment on the IFS analysis and tell us: will first-time buyers benefit at all?

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[Matt Western (Warwick and Leamington) (Lab)]

It is a pleasure to follow the hon. Member for South Thanet (Craig Mackinlay). I have some sympathy with several of his points, particularly the one about the cliff edge. We must always be careful, when we introduce any sort of action to stimulate any market, to ensure that it does not have unintended consequences. However, I disagree with his points about capital wealth and growth. I have a fundamental view about earned income resulting from a person’s labour: capital wealth and growth should have no advantage, in the form of a lower taxation regime, over income earned through labour.

The last economic crisis had a huge impact not only on the housing sector but on every sector. Many current Members were in the House during that time—I was not—and we need to understand what the learnings of that crisis were. One thing that we have clearly observed is the extraordinary growth in capital wealth over the past 10 years, and this is where I have a frustration. What I really wanted to see in the Chancellor’s statement last week was a series of sector deals to address each market. Housing would certainly have been one of them, as would its associated industries, but I mentioned in my intervention just how important I believe manufacturing is and should be. If the Government’s ambition is to level up, we need to know what is going to happen to our crucial and vital manufacturing sector, whether aerospace or the automotive sector. Those are the sectors that urgently need the Government’s attention, because they are the ones that stepped up to the plate when required to do so. When the Government needed help—with getting ventilators and personal protective equipment manufactured, for example—it was our manufacturing sector that we turned to. Of course the construction industry plays an important role, and infrastructure investment is vital, but our manufacturing sector has to be there for us tomorrow, and that is where I want to see more urgent and substantial action from the Government.

Last week’s announcement contained an array of measures, but I was disappointed that the Government did not extend the furlough scheme for longer. The hon. Member for South Thanet talked about the cliff edge in March, but I fear that the cliff edge that we are going to see in terms of unemployment over the coming weeks will be quite terrifying. I was also deeply disappointed that no support was provided for our steel industry, our aerospace sector and particularly our automotive sector, which I guess is the one closest to home for me in my constituency, where so many jobs depend on it.

This announcement on stamp duty is a terrific windfall for those who are thinking about buying or selling, but also for those who are already in the process of doing so. I have been speaking to people over the past week, and I have already come across several who have said, “This is wonderful! We were going to sell the house anyway.” Now they will benefit from an average of £4,600. Of course, there is a huge difference between those who are going to sell their house and maybe get a benefit of £4,600 and those who are selling a property at around £500,000, who will suddenly get the benefit of an extra capital gain of £15,000. If this is supposed to be about levelling up, I cannot believe that giving an additional, enhanced reward to those who are already wealthy is really on the Government’s agenda.

[Kevin Hollinrake]

The hon. Gentleman is aware that it is the purchaser who pays stamp duty, not the seller. This measure will make it more likely, when a person puts their house on the market, that they will transact, sell it and move. That has a knock-on effect into the rest of the economy.

[Matt Western]

I thank the hon. Member—I would perhaps describe him as a friend—for that point. Yes, it is the purchaser who pays, but the person who is selling will probably be buying too, such is the chain of sales in the sector. I therefore do not see it as a one-off benefit. It will be a benefit throughout the chain.

I fear that this move is not in tune with the wider public mood. Actually, they want to see more support for those on lower incomes. Perhaps the £1.3 billion that would have been yielded could have been used to better purpose.

Looking at the relative inequality of the past decade, it seems we have not learned from the last economic crisis. That is underlined by figures from the Resolution Foundation, which show the change in median household wealth between 2008 and 2018. The average household saw a loss in wealth of 2% in the west midlands, 12% in the north-east and 13% in the east midlands, while in London the average household gained 78%.

For me, there is an issue with the second homes sector. Previously, a second home owner or buy-to-let landlord would have paid an additional 3% stamp duty surcharge, which would translate into a figure of 8%, rather than 5%. These changes mean that anyone looking to buy a second home at between £250,000 and £500,000 will pay just 3%. Coming back to a point that was made earlier, we need to know the scale of the issue. What proportion of transactions are for second properties? In the last 12 months, 34% of all purchases were made by second home owners. That has to be a concern, because it affects the market to the detriment of first-time buyers.

[Andrew Griffith]

I understand the hon. Gentleman’s concerns about rewarding behaviour that was going to happen anyway, but does he accept that the identical criticism could be levelled at a scrappage scheme, which I believe he has advocated?

[Matt Western]

I understand the hon. Gentleman’s point, but he will know that the automotive sector has been frustrated for many months. Many buyers in the automotive sector are holding off because they do not know whether they should be buying a petrol car, a diesel car, an electric vehicle, a hybrid or whatever. A lot of people have held off changing their vehicle because of the huge changes brought about by the transition in that sector. That is why it is important to the automotive manufacturing sector that we help buyers change their vehicle. All that is happening at the moment is that the purchasing decision is being stalled ever longer. It is not the same in the housing sector.

This £1.3 billion could have been used to fund local authorities, which are seeing a financial hit of £1.2 billion as a result of covid, and to help them through these difficult times.

The Institute for Fiscal Studies has concluded that first-time buyers may be worse off as a result of these proposals. The stamp duty threshold for first-time buyers is currently £300,000, whereas the average price of a property is just £208,000 across the country. That means that most are unlikely to gain from the hike in the threshold from £300,000 to £500,000.

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[Rob Roberts]

Certainly not, Madam Deputy Speaker.

[Matt Western]

Thank you for your help in clarifying that point, Madam Deputy Speaker. What is happening is very simple. The hon. Gentleman is suggesting that there is an advantage that there is certainly not, because what will happen is that those who would have gained the benefit—in other words, those who are below the threshold—will see others who can afford a higher cost pay more, therefore possibly precluding them from purchasing a property. As a result of this measure, I think we will see higher house prices and higher rents. At a time when there is pressure on wages and probably a significant spike in unemployment coming up, that is a real concern. I also think that the benefits will be felt more in the south-east and London.

There is a huge squeeze on the availability of mortgages right now. I am not sure to what extent the hon. Member for Delyn (Rob Roberts) is familiar with it. I am not hugely familiar with it—I will be open and honest—but my understanding is that the availability of mortgages is under pressure. First-time buyers are struggling to get hold of mortgages, for which they need a much higher deposit than they would have needed three or six months ago. They are now looking for a deposit of 15%. Back in my day, it was possible to get a mortgage with a deposit of a couple of per cent., or maybe even 0%, such was the need to get the housing market going at the beginning of the 90s.

The handling of this has not helped. Clearly there was a need for sectoral schemes and stimulus to help the wider economy, but this seems to have been rushed out. These advantages for second home owners, buy-to-let landlords and so on seem to have been slipped out after the Chancellor’s announcement. I do not think that this will be to the benefit of first-time buyers, and that is a massive disadvantage of the whole scheme. It will potentially worsen the housing crisis, and I echo the point made by the hon. Member for South Thanet: there is a real risk of a cliff edge come the end of March next year.

I would like to see these moneys being redirected into social rented council houses, because we desperately need to address this crisis. That would have been terrific. I am not sure that the public will really welcome this, because it is a short-term benefit, and there are much wider issues in the economy that need to be addressed. I urge the Government to rethink this strategy and bring forward measures for the wider economy—particularly, as I keep saying, for the manufacturing sector.