Do unmarried couples have rights to the family home after a breakup?
Written by Becky Turnock | Family Team | 22 October 2024
The end of a relationship can leave a lot of practical questions unanswered, especially when it comes to the family home. Many unmarried couples wonder if they have any rights to the home they’ve shared. Whilst cohabiting can feel similar to marriage, legally, it’s quite different. You can see just how different by checking out the article here about rights for married couples. In England and Wales, unmarried couples don’t have the same property rights as married couples. Here’s what you need to know if you’re facing a separation and want clarity on your rights to the family home.
Understanding the rights of unmarried couples in shared homes
It’s a common misconception that simply living together creates legal property rights similar to marriage. In reality, unmarried couples have limited protection under the law. Knowing your rights and options is crucial, especially if you’re in a position where you’ve invested time, money, and memories into a home you share with a partner.
What is TOLATA, and why is it important for unmarried couples?
The Trusts of Land and Appointment of Trustees Act 1996 (TOLATA) governs property disputes for unmarried couples. TOLATA’s purpose is to clarify each person’s stake in a shared property when there’s no marriage contract, using factors like financial contributions and any informal agreements. TOLATA applies whether both names are on the property title or only one person’s name is listed.
Jointly owned property: What happens to the family home after separation?
If both partners’ names are on the property title, this is known as joint ownership. Whilst this can simplify things, there are still key factors to understand:
Equal Ownership: In cases where joint ownership is split equally, the starting assumption is that each partner has a 50% share in the property. This means that regardless of who contributed more financially, both people will typically receive half of the home’s value (or equity) if they separate.
Unequal Contributions and Declarations of Trust: Sometimes, one partner puts down more money initially, like a larger deposit. In these cases, couples often use a Declaration of Trust to protect differing contributions. This document specifies each person’s share, which is particularly useful if contributions are unequal. Without a Declaration of Trust, disagreements about property division are common after a breakup.
Example of joint ownership in practice:
Ryan and Kate bought a house together. Ryan put down a £50,000 deposit, and they created a Declaration of Trust to protect that initial investment. If they were to separate, Ryan would receive his £50,000 first, and the remaining equity would be divided equally. This setup gives both Ryan and Kate clarity and security over their property rights.
Buying Out Your Partner’s Share: After a breakup, one partner may want to stay in the property and buy out the other’s share. To do this, they’ll need to pay the other person their share of the property equity and take responsibility for any remaining mortgage. This buyout process can be complex, so seeking financial and legal advice is often helpful.
Check out our Cohabitation Agreements page for more information about how you
can protect your interests as an unmarried couple.
Property owned by one partner: Can the non-owner claim property rights?
If only one person’s name is on the property title, they’re legally the sole owner. However, that doesn’t mean the other partner is automatically excluded from claiming a share of the property rights. The non-owner may be able to claim a beneficial interest if they can show they contributed financially or if the owner led them to believe they’d share in the ownership rights.
This is particularly relevant if the non-owner has paid toward the mortgage, home improvements, or other property-related expenses. Beneficial interest claims can require solid evidence, so keeping records of any financial contributions is essential.
Example of sole ownership with beneficial interest:
Amira owns her property in her sole name, but her partner Miguel has lived there for four years, contributing to the mortgage and home improvements. Although Miguel’s name isn’t on the title, he may have a valid claim for beneficial interest due to his financial contributions and Amira’s treatment of the property as “our home.”.
Do children impact property rights for unmarried couples?
When children are involved, separating couples often feel that stability is paramount. Although courts consider children’s needs, it’s not guaranteed that they’ll prioritize keeping one parent in the family home. Instead, the goal is to reach a fair and practical resolution allowing both parents to move on.
In some cases, the parent who lives with the children can apply to remain in the home temporarily under Schedule 1 of the Children Act. However, this setup is often temporary, and the property usually reverts to its original ownership once the children reach 18 or finish their education. Courts generally prefer arrangements that enable both parents to move forward independently.
Do same-sex couples have different property rights?
In England and Wales, property rights for unmarried couples apply the same way to all relationships, regardless of sexual orientation. For same-sex couples, rights around joint ownership, beneficial interests, and Declarations of Trust function the same way as they do for heterosexual couples. The determining factors are financial contributions and formal agreements, not the type of relationship.
Need Help Understanding Your Rights?
If you're considering separating from your partner or you've already separated and feel uncertain about your rights regarding the home, please reach out to our specialist family lawyers. Call us on 01752 827030 or email family@nash.co.uk, and we’ll do everything we can to answer your questions, explain your rights, and guide you through the next steps.
Check out the FAQs below — they cover the key topics and might just provide the answers you're looking for.
FAQ: Common questions on property rights for unmarried couples
-
Yes, you may be able to claim a beneficial interest in the property if you contributed financially (e.g., paying bills, mortgage payments, or funding renovations) or have evidence that your partner led you to believe it was “our home.” However, establishing a beneficial interest can require going to Court if your ex-partner contests it, so early legal advice is recommended.n text goes here
-
If you’re the primary carer of your children, you can apply under Schedule 1 of the Children Act to stay in the home temporarily (usually until they are 18 or leave full-time education). Courts consider the children’s best interests, but they generally prefer arrangements that help both parties move on independently. It’s a good idea to weigh this option carefully with legal support because these applications are quite complex.
-
A Declaration of Trust outlines each partner’s share in a jointly owned property, protecting larger initial contributions or unequal financial input. For example, if one partner pays more of the deposit, a Declaration of Trust ensures that these contributions are factored into any future division of equity. This document can save a lot of potential disputes later on.
-
Whilst joint ownership can simplify things, legal advice can clarify your rights, particularly if your shares aren’t equal or you’ve made differing contributions. A solicitor can review the title and any Declaration of Trust, ensuring you’re fairly represented and protected in any division or buyout.
-
If your name isn’t on the title, your partner may legally sell the property without your permission. If you’ve contributed and believe you may be entitled to a beneficial interest, seek urgent legal advice to prevent an unfair sale or claim your interest in any sale proceeds. They will need you to have moved out before the property could be sold as a buyer would be unlikely to proceed unless it was with vacant possession.
-
Not necessarily. Moving out doesn’t automatically end your claim, especially if you can prove a beneficial interest through financial contributions or improvements. However, your position may be stronger if you act quickly and seek legal advice to protect your interests in the home.
-
If informal discussions break down, you may need to apply to the Court for a fair division. Courts may examine each partner’s financial contributions, any promises made, and the practicalities for each party to divide property equitably. Getting legal guidance early can help streamline this process.
-
Yes, property law differs in Scotland and unfortunately, we cannot provide advice on Scottish law. If you’re in Scotland, a solicitor familiar with Scottish property law can clarify your rights.
-
Whilst there isn’t a strict time limit for claiming a beneficial interest, acting promptly is wise to avoid complications. Delays might reduce the likelihood of a successful claim, especially if your ex-partner has since sold the property or remortgaged it. It is far better to resolve the dispute at the time of the separation.
-
Generally, each party covers their own legal fees, but in some cases, the Court may award costs to the successful party. Consider this when weighing your options, as covering your own legal fees can be costly and there is always a risk that the Court will not be on your side. Seeking early legal advice might help you avoid the need for Court proceedings.
