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This is really not the proper forum for this query, as there are various issues that should be dealt with by a tax & property solicitor, such as:

1. Do you and/or your mother own other properties? (either separately or together).

2. Would this be considered a Gift With Reservations? ie, a gift which retains some benefits to you (such as continuing to live there). For Inheritance Tax purposes, this makes quite a difference.

3. Would you be paying your mother a commercial rent, or living in the property at her discretion?

4.If your mother would need to move to a care home at any point, would she need to fund that by selling the property?

5. When you ask "would there be any tax implications", are you discussing IHT or potential CGT?

6. Have you considered the implications of you predeceasing your mother and the potential IHT consequences of gifting her 50% of your house?

There are other possible ramifications - these are just the first ones I thought of. You really should discuss the matter with both a solicitor and and a wealth manager.

[quote=


1.we own no other properties.
2.we live there at house so i guess its gift with reservation
3. No one is paying rent. We contribute equally. There is no mortgage.
5. Im asking about iht.
6. Would she get a tax bill iht if i passed away first [/quote]


6. If you give any gift, and you die before 7 years have elapsed, there may be IHT due on the value (or part of the value) of the gift.
It depends on the value of gift and also the total value of the deceased's estate, and how many years have elapsed since the gift.

Again - I strongly suggest you discuss this with qualified professionals; it is a complicated situation and there are various possible ramifications.