Jurisdiction(s):
United Kingdom

Related legal acts

Key definition

Supply definition

What does Supply mean? Supply describes the provision of goods, services or rights by one party to another for consideration. In UK VAT law it is a defined term: Value Added Tax Act 1994, s.5(2)(a) states that “supply includes all forms of supply”, and s.5 distinguishes between a supply of goods and a supply of services, with deeming rules (such as self-supplies). In Ireland, the Value-Added Tax Consolidation Act 2010 similarly defines supply of goods and supply of services on a broad basis. The concept is central to VAT, determining whether a transaction is taxable, the place and time of supply (tax point), and...

UK VAT tax points for land and property: sales and lettings, deposits, unascertainable consideration, compulsory purchase, anti-avoidance for connected persons, and invoicing/cashflow considerations

Published by a LexisNexis Tax expert

Practice notes

This Practice Note addresses the VAT time of supply rules applying to property transactions. For a summary of the general time of supply framework, see Practice Note: VAT time of supply rules—when is a supply made?

Why does this matter?

VAT must be accounted for to HMRC on the VAT return covering the period in which the time of supply—often called the ‘tax point’—arises in practice. If that point precedes the customer’s obligation to pay the VAT to the supplier, the supplier will be out of pocket and may need to finance the VAT amount from their own resources. Solicitors should determine when VAT will fall due to HMRC to avoid this outcome or, at the very least, ensure the client knows it will occur and plan accordingly. It can be prudent for the parties to agree when the VAT sum is paid, aligning payment terms with the tax point to help both sides manage cashflow and reduce funding strain, where possible...

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Martin Scammell

Martin Scammell is an independent VAT consultant, specialising in property and construction matters, who works with tax departments in major corporates and universities, and with a number of law and accountancy firms. He is the author of the leading reference work on VAT and property.Martin started out in VAT Policy in Customs & Excise, was a Partner at Ernst & Young, where he headed up the VAT real estate group, and then became head of indirect tax at Eversheds.He has been involved in the development of VAT legislation and policy over many years, and regularly serves on working parties established by HMRC. He was a member of the Office of Tax Simplification’s consultative committee for their review of VAT in 2017, and in 2018-19 of HMRC’s external stakeholder group considering the proposed reverse charge for building work. Martin currently works with HMRC as...

Web page updated on 22/05/2026

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