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The right-to-buy scheme must be reformed to ensure those most in need have access to secure accommodation, councils have warned.

The Local Government Association (LGA) said the scheme, that enables social tenants to purchase their homes with big discounts, meant that 7,449 social homes were lost on a net basis during the last financial year.

Its figures showed that of 10,896 social homes sold through right-to-buy in 2022/23, only 3,447 had been replaced since, in breach of government commitments.

The cross-party body said the budget, due on 6 March, was an opportunity to address a number of flaws that were exacerbating shortages.

The LGA said the main concern was that rising discounts, alongside other measures that restrict councils’ use of right-to- buy receipts, meant that home ownership was increasingly being prioritised over access to secure, safe, social housing.

It said a commitment made by government in 2012 that promised to replace each home sold under right-to-buy with a new social home, had not been met.

LGA analysis found more than 110,000 properties had been sold under the scheme since, but only 44,000 replaced.

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The discount rate is set to increase again in April, by 6.7%, providing maximum purchase discounts of £136,000 in London and £102,000 elsewhere.

“At a time of acute housing shortages, where more than one million people are on council housing waiting lists and councils are spending £1.74bn annually on temporary accommodation, the LGA is calling for major reforms,” its statement said.

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January: Priorities for social housing

The list included giving councils control over how money raised from the scheme is spent on development and property acquisitions.

Councils are also seeking powers to protect their investments in housing and greater flexibility to shape right-to-buy schemes to suit the needs of local areas.

The housing issue has been a thorn in the sides of successive governments, with supply failing to meet demand over decades and placing upwards pressure on prices as a result.

More recently, the cost of living crisis and rising interest rates to tackle that inflation have resulted in surges to everyday household bills.

Some councils, including Liverpool, have said they are witnessing record rough sleeper numbers, with local authority and other accommodation being further squeezed by asylum claimants.

Housing minister Lee Rowley told Sky News on Tuesday that the government has “got to have targets”, piling pressure on the Conservative party’s position after an election manifesto pledge in 2019, for 300,000 new houses each year by the mid-2020s, was watered down.

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‘Where should I go? What should I do?’

The government has argued that councils are part of the problem, dragging their feet on planning applications especially for building on brownfield sites.

Its focus in England is on smoothing planning processes covering derelict sites to deliver more homes in towns and cities.

Labour says an overhaul of the planning system that it would introduce, if elected, would unlock the construction of 1.5 million new properties over the course of the next parliament.

Darren Rodwell, LGA housing spokesperson and Labour leader of Barking and Dagenham Council, said: “We are facing a significant housing shortage in this country which has pushed council budgets to the brink as they struggle to find suitable homes for an ever-increasing number of people.

“Whilst the right-to-buy can and has delivered homeownership for many, the current form does not work for local authorities and those most in need of housing support are simply unable to access secure, safe social housing.

“It is time for the government to overhaul a system that has seen our social housing stock significantly diminish.”

A Department for Levelling Up, Housing and Communities spokesperson responded: “The government remains committed to the right-to-buy, which since 1980, has helped over two million social housing tenants to become homeowners.

“We are committed to increasing the supply of affordable housing, and our £11.5bn Affordable Homes Programme is delivering well over a hundred thousand affordable homes – including tens of thousands of new homes specifically for social rent.

“We have also made it easier for councils to deliver replacement homes and to provide more safe, secure and decent council housing for those that need it, and we have given them more control over how they spend their right to buy receipts.”

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Budget means ‘difficult decisions’ already being taken, retail chiefs warn

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Budget means 'difficult decisions' already being taken, retail chiefs warn

Dozens of retail bosses have signed a letter to the chancellor warning of dire consequences for the economy and jobs if she pushes ahead with budget plans which, they say, will raise their costs by £7bn next year alone.

There were 79 signatories to the British Retail Consortium’s (BRC’s) response to Rachel Reeves’ first budget last month, a draft of which was seen by Sky News last week.

As farmers prepared to launch their own protest in London over inheritance tax measures, the retail lobby group’s letter to Number 11 Downing Street was just as scathing over the fiscal event’s perceived impact.

It warned that higher costs, from measures such as higher employer National Insurance contributions and National Living Wage increases next year, would be passed on to shoppers and hit employment and investment.

The letter, backed by the UK boss of the country’s largest retailer Tesco and counterparts including the chief executives of Sainsbury’s, Next and JD Sports, stated: “Retail is already one of the highest taxed business sectors, along with hospitality, paying 55% of profits in business taxes.

“Despite this, we are highly competitive, with margins of around 3-5%, ensuring great value for customers.

“For any retailer, large or small, it will not be possible to absorb such significant cost increases over such a short timescale.

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PM vows to defend budget decisions

“The effect will be to increase inflation, slow pay growth, cause shop closures, and reduce jobs, especially at the entry level. This will impact high streets and customers right across the country.

“We are already starting to take difficult decisions in our businesses and this will be true across the whole industry and our supply chain.”

The budget raised employers’ National Insurance contributions by 1.2 percentage points to 15% from April 2025, and also lowered the threshold for when firms start paying to £5,000 from £9,100 per year.

It also raised the minimum wage for most adults by 6.7% from April.

The BRC has previously pleaded for the total cost burden, which also includes business rates and a £2bn hit from a packaging levy, to be phased in and its chairman has said the measures fly in the face of the government’s “pro-business rhetoric” of the election campaign.

Official data covering the past few months has raised questions over whether the core message since July of a tough budget ahead has knocked confidence, hitting employment and economic growth in the process.

The government was yet to comment on the letter, which pleaded for an urgent meeting, but a spokesperson for prime minister Sir Keir Starmer has previously stated in response to BRC criticism that the budget “took tough choices but necessary choices to fix the foundations, to fix the fiscal blackhole that the government had inherited and to restore economic stability.”

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What’s the beef with farmers’ inheritance tax?

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What's the beef with farmers' inheritance tax?

Farmers have left the fields for the streets of the capital in protest at changes to inheritance tax that will see death duties payable by some farmers on agricultural and business property.

The Treasury estimates the changes, revealed in the budget, will raise up to £520m a year. Farmers and campaigners say they threaten the future of thousands of multi-generational family farms.

Here, we take a look at the issues involved to explain why farmers are angry.

What is inheritance tax?

Inheritance tax (IHT) is ordinarily payable on estates at 40%. Estates passed to a surviving spouse or civil partner, charity or community sports club are exempt, and there are reliefs on property passed to children, relatives and others.

Estates worth less than £325,000 are not taxed, with a further £175,000 of relief given if a home is left to children or grandchildren, giving a total of £500,000 tax free. Currently around 4% of estates are liable for IHT.

What are the plans for inheritance tax on farmers?

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Farmers ‘betrayed’ over tax change

Since 1984 farmers and agricultural land and business owners have been exempt from IHT, thanks to a series of tax “reliefs” that can be applied to estates.

There are two broad categories, both offering 100% relief. Agricultural Property Relief (APR), covers land and farm buildings, and Business Property Relief (BPR) applies to livestock, machinery such as tractors and combine harvesters, and assets developed to diversify income, such as cottages converted to short-term lets, or farm shops.

From 2026 those 100% reliefs will end, replaced by limited relief for farmers on more generous terms than general IHT.

Estates will receive relief of £1m, with up to £500,000 of additional relief, as with non-farming estates. If a farm is jointly-owned by a couple in a marriage or civil partnership, the relief doubles from £1.5m to £3m.

Any tax owed beyond the level of relief will be charged at 20%, half the standard 40%. If farms are gifted to family members at least seven years before death no IHT is payable.

Why is the government acting?

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‘Starmer the farmer harmer’

Those generous reliefs have made agriculture an attractive investment for those seeking to shelter wealth from the taxman. Jeremy Clarkson, the UK’s highest profile farmer – and opponent of the government’s plans – said as much when promoting his Amazon series about becoming the proprietor of Diddly Squat Farm in Oxfordshire.

“Land is a better investment than any bank can offer. The government doesn’t get any of my money when I die. And the price of the food that I grow can only go up,” he told the Times.

Mr Clarkson is far from alone. Private and institutional investors, along with so-called “lifestyle” farmers funding purchases from previous careers, like the former Top Gear presenter and his Oxfordshire neighbour, the Blur bassist Alex James, now dominate agricultural land purchases.

Figures from land agents Strutt & Parker show those three categories made up more than half of all agricultural land purchases in England last year, with just 47% bought by traditional farmers.

In the first three quarters of this year the figure is down to 31%, fewer than the 35% of purchases made by private investors. (Strutt & Parker stress that less than 1% of land changes hands every year and the majority remains in the hands of farmers and traditional landowners.)

The most valuable estates also receive the lion’s share of tax relief. Analysis by the Resolution Foundation shows 6% of estates worth more than £2.5m claimed 35% of APR, and 4% of the most valuable accounted for 53% of BPR in 2020.

In the budget the Treasury said “it is not fair or sustainable for a very small number of claimants each year to claim such a significant amount of relief”.

How many farms does the government say will be affected?

The government says around a quarter of farms will be impacted by the changes, based on the annual tally of claims for Agricultural Property Relief and Business Property Relief made in the event of a farm owners’ death.

The latest figures for APR, for 2021-22, show that for estates worth more than £1m and therefore potentially exposed to the new regime, there were 462 claims, 27% of the total.

More than 340 claims were in the £1m-£2.5m band, with 37 claims from estates claiming more than £5m of relief, at an average of £6.35m.

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Budget tax measures ‘fair’

For Business Property Relief, which also includes shares held on unlisted markets including the London AIM market, there were 552 claims for more than £1m, or 13% of the total, with 63 claims worth more than £5m in relief, at an average value of £8m.

While ministers insist smaller farms will be protected, the merging of APR and BPR seems certain to increase the value of estates for IHT purposes. New tractors and combine harvesters are six-figure investments, and farmers say rising land values mean the reliefs are less generous than the government maintains.

What do farmers say?

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Farmer’s conditional support for tax shift

Farmers and campaigners say the government’s figures are far too low. The Country Landowners Association estimates 70,000 farms could be affected, a figure reached by multiplying average arable land value by the average farm size that they conceded should be treated with caution.

The National Farmers’ Union points to figures from the Department for Environment, Farming and Rural Affairs, which show 49% of farms in England had a net value of more than £1.5m. On that basis almost 50,000 farm owners may need to consult an accountant.

The NFU’s central point is that the economics of farming mean levying inheritance tax could be ruinous for many. While farmers and agricultural landowners are asset rich, courtesy of their land, property and equipment, they are cash poor.

Average income in every category of cropping farms declined in 2023, with cereals revenue falling by 200% year-on-year, and average earnings across the board of less than £50,000.

For farms with meagre incomes facing hefty IHT bills and no tax planning, land sales may be the only option. That could be terminal for some family dynasties, but it would make IHT the final straw, rather than the root cause in an industry that, for far too many farmers, simply does not pay.

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Post Office Horizon Scandal: Four suspects identified by police

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Post Office Horizon Scandal: Four suspects identified by police

Four suspects have so far been identified by police investigating possible criminal charges in the Post Office scandal, Sky News has learned. 

Sources have said that among the offences being considered are perverting the course of justice and perjury.

Hundreds of sub-postmasters were wrongly prosecuted for stealing from their branches between 1999 and 2015 after faulty Horizon software caused accounting errors.

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The Metropolitan Police is a so-called core participant in the Post Office public inquiry and has been monitoring and assessing material submitted.

It is expected that the number of suspects being investigated by police could rise in the next six to 12 months.

More than a million documents are believed to be being sifted through and the number of police officers investigating the scandal has also risen from 80 to 100, with work across every single police force.

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It is not expected, however, that any charges will be brought before 2027/28, and that time frame could be extended.

A Sky News source said the number of suspects was seemingly “just a starting point”.

A meeting took place this weekend between more than 150 sub-postmasters, including Sir Alan Bates, and the Metropolitan Police.

Sir Alan said he had been told by officers that “it was going to take a few years” and that there are “no restrictions on how high investigations will take them”.

He also said the priority for sub-postmasters was financial redress and then, after that, victims will be “looking for people to be held to account”.

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Grangemouth oil refinery owners reject bid

A Metropolitan police spokesperson said: “Yesterday [17 November] we met with Alan Bates and some of the affected sub-postmasters to provide a brief on our progress and next steps.

“Our investigation team, comprising around 100 officers from forces across the UK, is now in place and we will be sharing further details in due course.

“Initially four suspects have been identified and we anticipate this number to grow as the investigation progresses.”

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