AIBU to advise my daughter that she'd be daft to not put her name on house deeds?

Yes but we need clarity on this point too.

Have they decided to buy this house together?

Have they made that choice, gone out house hunting together?

Did they take out a mortgage together or did he in his own right?

Basically, I’m asking whether she really wants to make this commitment or is she only thinking of this because the opportunity has presented itself.

Anyway, no way should she be fully contributing to someone else’s house including mortgage and upkeep/improvements without being named on both the mortgage and the deeds.

I would be less willing to give my Dc £60k to put a 20 yo Dp on the Deeds.

It isn’t just the imbalance, it’s that if they split (and honestly a relationship of 2 years, started at 18 is hardly a guaranteed long term fixture) it is such bad value. Both go into the next purchase as second time buyers, buying and selling is very expensive, equity takes a long time to build.

If they do but together it needs to be with a Tenants in Common deed that protects Gus £60k not as a cash sum but as a % ownership of the house, and then they own any equity in the mortgaged % between them.

There might not be any for a long time. Early mortgage payments are mostly interest.

She should not be paying half the mortgage without being on the deeds.

My DD lived with her ex who bought a home in his own right. They agreed that she would pay half the bills but nothing towards the mortgage. When they split up after two or three years, it meant that she'd been able to save towards her own deposit for a house.

Her next and present partner moved into the house that she bought, under the same arrangement. But when her mortgage came up for renewal and they saw themselves as fully committed to the relationship, his name went on the mortgage, he paid half, and her deposit and investment at that point was legally ring-fenced.

Easiest solution would be joint purchase as tenants in common and joint mortgage with a solicitor drawn up deed of trust setting out on event of a split he has 60,000 your DD x amount if she puts up any money towards deposit, future costs including the mortgage agrees to be 50/50. Yes from your new update it does sound like your daughter needs to be on the deeds if she is paying a mortgage. If he is not willing to a fair agreement you daughter needs to consider what she should do as she would be paying towards the bills but not have any gain from the property and he could chuck her out at any time without a tenancy agreement (it doesn’t sound like he wants to make things formal)

No way to paying half mortgage and bills without being on the deeds. He can protect his deposit.

They can buy as tenants in common and then stipulate % of ownership. The solicitor will advise them of this.

If he puts in 60k, and your daughter nothing....
His money should be earning, and he would want more that 60k back if it were ringfenced.

Eg he'd make 3k per year in a rubbish 5% bank

Yep but sex is not expected as part of that deal.
🤣

They need to have a long talk about where they see the relationship going.

He is choosing to enter into a fixed long term contract and is not looking for her to carry any of the cost nor gain any benefit or half the cost with no benefit. .....

She needs to have her name on the deeds if she is contributing towards the mortgage payment and he needs to protect his deposit .

Yabu unless she's contributing to the mortgage.

I didn’t read the full thing but it could be worth considering the first time stamp relief and/or LISA if she could own and save up for her own property in future. This might give you a diff perspective on this transaction.

It might make most financial sense to determine a reasonable rent contribution alongside some future contracted commitment that eg if they are still together at 25/upon marriage she gets formally added to the deeds. I don’t think 50/50 is a fair split for the mortgage fees - is his mortgage calc inclusive of her income? Does he have income protection so she doesn’t feel like she’s on the hook for his property if he loses his job?

OP your daughter and her bf need to take advice from a solicitor. There are a few options to protect everyone:

1. he buys the house, he pays the mortgage, they split the (non-mortgage) bills, she stays off the deeds, if they split or he dies she has no entitlement to the house;
2. they buy together, split the mortgage and bills, are tenants in common so that if one of them dies the other doesn’t automatically inherit the whole house, his deposit is protected with a declaration of trust. In this scenario she is on the deeds and mortgage and if they split she gets her share of the house;
3. he buys the house, they split the mortgage but with a tenancy agreement in place re her half so that she pays her way but has no entitlement to the house if they split. He has to pay tax on her ‘rent’.

The decision is going to depend on how secure the relationship is and how financially intertwined these people want to become. A few things to note:

If the relationship ends in a marriage, this property will become a marital asset so your daughter would ultimately own it anyway, regardless of whether her name is on the deeds now.

if they split, it makes things much messier if they own the house together. Both will continue to be liable for the mortgage even if one isn’t living there any longer. If the house has to be sold during a fixed term, early repayment charges are hefty. It will be a mess.

If it were me, I would be looking to Option 1. This needs to be formally agreed before the property is purchased/your daughter moves in.

What your daughter must NOT do is contribute towards the mortgage or any upgrades in the house UNLESS her name is on the deeds. She will then be acquiring a beneficial interest in the property but will almost certainly have to resort to a court claim to recover it.

The most important thing is that all parties agree to and understand the implications of any arrangement in advance.

You say she is is “planning on buying a house with her boyfriend” but it doesn’t really sound like she is… I’m reading this more as HE is buying a house. And she is moving in. That’s two different things. They are not buying a house together are they? Even if she is contributing to the mortgage it is still his house that he has bought with his parents £60k deposit. I see where you’re coming from that she will be contributing toward the mortgage and bills so you want her to have some sort of ownership over it, but I think he’d be daft to do this at such a young age. They should just see it as she is his tenant, and maybe reassess in a couple of years when they’re a bit older.

Is the bank likely to lend to him on his own without her name on it?

If she's contributing she absolutely needs to protect her investment.

If they stay together and live there for 10 years (or however long), she'll need her share of the equity for a place of her own if they split up.

Yanbu. His deposit should be ringfenced and they should both be on the title

But 20 is tremendously young to be getting this serious with someone. Aren't you more worried about that?

Where does it say they are going halves because he can’t afford it? The plan is halves because they both plan to live there

He is making purchase. She is renting. She should not contribute to maintenance.

However, he sees her as a very convenient tenant.

It's not just 'the deeds' is it-it's the whole mortgage itself.

What have they told the mortgage company is happening?

Has he applied for a mortgage in his name with his deposit borrowing X amount, based on his earning capacity?

Or is the mortgage based on THEIR salaries and earning capacities?

I don’t think you can be on a mortgage without having a share in the house. So I presumed she is just paying the BF and mortgage is in his name only.

Then they should buy as tenants in common not as joint owners if she's paying half the mortgage. Each tenant has their own share in the property and they're both on the deeds. Get some legal advice before the bf & his family con your dd of £££. This is a scam that they've dressed up as a love nest for 2 young lovebirds.

Your post is not that clear there is nothing wrong with buying a house after a 2 year relationship but your daughter doesn’t sound like see understands the commitment. If she is jointly buying with the boyfriend with a joint mortgage purchase the deeds would be in both names, with or without a deed of trust to ring fence his deposit to the purchase. A deed of trust is an entirely sensible approach with unmarried partners. If they get married later she has stronger rights.

if the boyfriend wants to buy on his own the difficulty is what level of contribution is he expecting from your daughter if she starts living there? If she pays towards his mortgage then you have a complication of your daughter gaining a beneficial interest in the house. She needs to be either a owner or a official tenant of the boyfriend.

Is she essentially paying him rent when you say she's paying half the mortgage or is she part of a joint mortgage application?

Is it a joint mortgage? If not, then what she’s paying is rent. If it is, then the house should be owned as tenants in common rather than joint tenants, reflecting the % each person has contributed to the deposit. How much HAS she contributed?

You said they are buying the house together, so I assume that a joint mortgage?
If shes on the mortgage she's on the deeds - end of.
If he(and probably applies more to his parents) want to protect their deposit, which I can understand and is totally reasonable as they are very young and not married , then a separate and fair legal agreement should be drawn up by solicitors.
But being on the mortgage and not on the deeds is a red flag, and I'm surprised the mortgage company would allow this.
If they go on to have kids, stay together long term then the precedent has been set she has no rights to the house and possibly he could resist any change to status quo, so she needs to proceed with caution.
Could her BF afford the mortgage and running costs on his own or is he relying on her contribution?