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When and how do you pay stamp duty?

Updated 9 November 2026 · Rates checked against the official sources below

In England and Northern Ireland the return and payment are due within 14 days of completion. In Scotland and Wales you have 30 days. In practice your solicitor or conveyancer files the return and pays for you, using money you send them before completion.

Step by step

  1. Your conveyancer works out the tax and adds it to the completion statement.
  2. You transfer the money to them, usually with your deposit, before completion.
  3. On completion they file the return online and pay the tax.
  4. You get a certificate (SDLT5) that's needed to register the property.

Do I need a return if no tax is due?

Usually yes in England and Northern Ireland if the price is £40,000 or more, even when relief means there's nothing to pay, for example a first-time buyer under £300,000.

What if it's late?

HMRC charges penalties for late returns and interest on late payment, so it's worth checking your conveyancer has filed on time.

Can I spread the cost?

No, it's due in full. Some buyers borrow extra on their mortgage to cover it, but that's a decision to discuss with a qualified adviser.

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Sources

General information, not tax or legal advice. Rules can change; check gov.uk or ask a conveyancer, accountant or Acas before you rely on it.