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How much is stamp duty and when do I pay?

This tax on home buyers is a major cost to budget for when buying a new property. But now a stamp duty cut has been announced from July 2020 until end March 2021. Whether you're buying your first home, you're a home mover or buying a second property, we take you through everything you need to know about stamp duty, how much it costs and when you need to pay.

What is stamp duty and who pays it?

Stamp duty, or Stamp Duty Land Tax if you want to use the official jargon, is a levy that you pay to HM Revenue & Customs when you are buying a home.

It is paid by the person buying a property and how much you’ll pay depends on where the property is, how much you are paying for it and whether or not it is your only property.

Check out how much you can afford to borrow with our online calculators and speak to our fee-free mortgage partners to help you work out your costs and buy a home

Who pays stamp duty?

It is always the home buyer who pays stamp duty, not the seller. Usually, your solicitor will pay it on your behalf as part of the purchase process.

In England and Northern Ireland, from 8th July 2020 – 31st March 2021, you don’t have to pay any stamp duty if you are purchasing a property worth less than £500,000, unless it is a second home. If you are buying an additional property, then you pay stamp duty of 3% on properties worth up to £500,000 (and higher rates above this value).

How much is stamp duty?

The rate of stamp duty you pay depends on what price threshold your property falls into and where the property is – there are different rates in Scotland and Wales compared to England and Northern Ireland. It also depends on whether you have to pay a surcharge because you are purchasing a buy-to-let or second home.

How much is stamp duty in England & Northern Ireland?

New rates come in effect July 8th, 2020 – March 31st, 2021

Purchase price of property Stamp duty rate Stamp duty rate for additional properties
Up to £500,000 0% 3%
Over £500,000 to £925,000 5% 8%
Over £925,000 to £1.5m 10% 13%
Over £1.5m 12% 15%

How much are Stamp Duty Rates in Scotland?

New rates in effect July 15th, 2020 – March 31st, 2021

Purchase price of property Stamp duty rate Stamp duty rate for additional properties
Up to £250,000 0% 4%
£250,000 to £325,000 5% 9%
£325,000 to £750,000 10% 14%
Over £750,000 12% 16%

Stamp duty is known as ‘land and buildings transaction tax’ (LBTT) north of the border.

What are the Stamp Duty Rates in Wales?

New rates in effect July 27th – March 31st, 2021

Purchase price of property Stamp duty rate Stamp duty rate for additional properties
Up to £180,000 0% 3%
£180,000 – £250,000 0% 6.5%
£250,000 to £400,000 5% 8%
£400,00 to £750,000 7.5% 10.5%
£750,000 to £1.5m 10% 13%
Over £1.5m 12% 15%

In Wales stamp duty is called Land Transaction Tax. It is levied at slightly different rates to stamp duty and on different thresholds.

Do I qualify for first-time buyer relief?

With the introduction of temporary stamp duty rates in England from 8th July, Scotland from 15th July and Wales from 27th July until 31st March 2021, first time buyer stamp duty relief has no practical effect during the temporary period since the starting threshold is greater than that provided by the first-time buyer relief.

Stamp duty surcharge on additional properties

Since April 2016 there has been a stamp duty surcharge for anyone buying additional properties. If, at the end of the purchase process, you will own two or more properties then you have to pay a surcharge on top of your ordinary stamp duty bill.

You can find out more with our guide to the stamp duty surcharge.

How do I calculate my stamp duty bill?

Stamp duty is calculated in the same way income tax works.  For example, if the agreed price of a home being purchased by an existing homeowner is £550,000, stamp duty is calculated as follows:

0% on the first £500,000 = £0
5% on the next £50,000 = £2,500
Total stamp duty payable = £2,500

Stamp Duty Calculator for England & NI, Scotland and Wales

1. Select your location

Please select a location for your property

2. Enter your property price

Please enter a value for your property over £10,000

3. Are you a first time buyer?

Please let us know if you are a first time buyer

4. Is this an investment purchase or second home?

What stamp duty rates apply to leasehold homes?

In most cases, you will pay stamp duty on the purchase price of a leasehold home at the standard rates.  But, if you are buying a brand-new property which has a new lease, or an older property that has just been divided up and therefore new leases have been issued (known as ‘unassigned leases’), you may need to pay an additional stamp duty charge.

This 1% extra charge will only apply if the total value of the rent you have to pay over the lifetime of the lease exceeds £125,000. HMRC has a calculator on its website which you can use if you think this charge might apply to your purchase.

Working out the costs of buying a home? See our range of calculators that can give you an indication of how much you can afford to borrow, how much a mortgage will cost you monthly and more

Does stamp duty apply to fixtures and fittings?

Stamp duty does NOT apply to removable fixtures or “chattels” like freestanding furniture, carpets or curtains. But, it does apply to fixtures and fittings like bathroom and kitchen fittings, and built in wardrobes, which are attached to the building.

You can reduce your stamp duty bill by subtracting the value of removable fittings from the total price of the property. For example, if carpets are included in the sale of a flat, the buyer and seller must agree a realistic price which reflects their age and quality, and then subtract it from the total price to calculate the stamp duty

Buyers have been known to try to reduce their stamp duty bills by massively exaggerating the value of fixtures, but HMRC has cracked down on this. You should expect to be able to justify the value of the fixtures to the taxman.

Are there any other exceptions?

There are a number of other stamp duty exceptions including:

  • Homes that are registered to companies rather than individuals and cost more than £500,000. These have a stamp duty rate of 15%.
  • Charities may be able to get relief from stamp duty when they buy land and property for charitable purposes.
  • Right-to-Buy transactions may qualify for stamp duty discounts
  • Registered social landlords may be able to get relief if they are buying land or property.
  • Zero-carbon homes (including flats) under £500,000 are exempt from stamp duty. Ones worth over £500,000 have their stamp duty bill reduced by £15,000.
  • A full list of stamp duty exemptions and reliefs are listed on the HMRC website.

Can I add stamp duty to my mortgage?

If you can’t afford your stamp duty bill, then you do have the option to borrow more on your mortgage to cover the tax bill. You simply need to calculate how much stamp duty you will owe and increase your mortgage borrowing to cover it.

Just be aware that you’ll pay interest on that extra borrowing, which over the average 25-year term of a mortgage can add up.

Also, adding your stamp duty to your mortgage could mean you end up with a higher interest rate if it pushes your loan-to-value up significantly.

How do I pay stamp duty?

You have 14 days after you complete on the purchase of a property to file a return to HMRC and pay any stamp duty that is due.

Your solicitor or conveyancer will usually calculate and pay your stamp duty bill on your behalf. They will normally submit your return and pay the stamp duty on completion day, having collected the money from you in advance.

Working out the costs of buying a home? See our range of calculators that can give you an indication of how much you can afford to borrow, how much a mortgage will cost you monthly and more

Leave a comment (121)* Required

  1. I own two properties. My family home I’ve had for 28 years and my father gifted me his house about 6 years but died this year. We are renting out the second property but want move closer to our daughter and mother in law. If I sell the main family home but retain the rented property would I be liable to stamp duty on the new house closer to the family ( if less than £500k of course? It would be a replacement property not an additional one. I can’t find a reference in the new stamp duty holiday guidance which answers this. Thanks. Kevin

    Comment by Kevin — September 6, 2020 @ 10:28 am

  2. My friends are buying a first home together for £430,000. One of them has owned a buy to let property with their sister for 4 years, they both live with their parents and neither have lived in the BTL. Will my friends have to pay Stamp Duty because one of them owns half a BTL property?

    Comment by Stephen Davies — September 4, 2020 @ 8:50 am

  3. I have been told that if my home is under offer whilst I complete on my new home that I will get the stamp duty returned to me. Is this correct, please?

    Comment by Diane — August 24, 2020 @ 10:37 am

  4. I couldn’t see the answer to my question. I own a property that I rent out. I’ve never lived in it. I want to buy another property to live in which costs 140,000. Will I have to pay stamp duty?

    Comment by Jill Turrell — August 20, 2020 @ 11:07 pm

  5. Hi

    You have a typo here, you say in your paragraph ‘Who pays Stamp Duty’ :

    ‘In England and Northern Ireland, from 8th July 2020 – 31st March 2020, you don’t have to pay any stamp duty’. Of course you mean 31st March 2021 – just thought you might want to correct this.

    Comment by Alison — July 19, 2020 @ 7:39 pm

  6. Hi we are in the middle of process with home group to get our first property. And were offered cash incentive which included payment of stamp duty on our behalf now they have refused to do any kind of benefit in any other way. Do we stsnd a chance to get it in any other way. I bad offered to give some kind of voucher of any amount.

    Comment by Amits — July 10, 2020 @ 9:00 pm

  7. Hi ,
    The developer we are trying to buy our first flat is a registered charity company .homegroup. since the stampduty is now exempted.i had kindly asked to provide some other kind of benefit. Which they have strongly refused. What should we do.

    Comment by Amit s — July 10, 2020 @ 8:53 pm

  8. Can you help my builder was paying for my stamp duty as an incentive will I be able to claim any money off the cost of my house as he won’t have to pay it now

    Comment by June — July 9, 2020 @ 3:11 pm

  9. I completed on 8th July and my solicitor paid the previously applicable stamp duty. Since the changes are for all transactions from the 8th, am I entitled for a refund?

    Comment by Tim — July 9, 2020 @ 12:11 pm

  10. Just letting you know that your posting on Google is incorrect. When I looked up ‘stamp duty’ the end date for the recent change from the government should read 2021.

    Comment by Belinda Pavitt — July 9, 2020 @ 11:03 am

  11. I completed my house purchase on 24th June, can I reclaim my stamp duty? I’m gutted!

    Comment by Fiona Clare — July 8, 2020 @ 7:15 pm

  12. We have exchanged contracts for our first home which is a new build property. It is not due for completion for another two weeks and the question from me is, will we now receive benefit under the new scheme as the formal completion will be post the change in law? or will we be required to pay the stamp duty originally identified?

    Comment by Mark — July 8, 2020 @ 6:01 pm

  13. In my case stamp duty incentive was being provided by the builder as an allowance . Would he now be giving me that allowance ? As negotiation was done on total docunr including stamp duty

    Comment by Priya — July 8, 2020 @ 5:07 pm

  14. I’ve already exchanged contracts and we will complete next week. Will I have to pay stamp duty? Property price is less than £500K. Solicitor wasn’t sure if stamp duty holiday applied as we’ve already exchanged contracts.

    Comment by Rachel — July 8, 2020 @ 4:20 pm

  15. Can someone advise me please?

    At what point in the purchase cycle for a domestic residence is one eligible for this Stamp Duty relief?

    We put an offer in (£380k) for a house 3 weeks ago and our solicitors have started the conveyancing process. Documents have alredy been retrieved from the seller re electiricy certificates, planning permissions, buidling regs, Furniture & Fittings and Property Information forms. Registry and Title information for the house we want to buy have also been acquired

    We have NOT yet exchanged contracts or even agreed exchange dates. So we are in what I would call the sold / pirchased subject to contract stage.

    In this scenario could you say whether or not we qualify for Sunak’s proposed Stamp Duty relief or not? I have hunted around on the internet and i can’t find an answer to this.

    Comment by M Moran — July 8, 2020 @ 3:09 pm

  16. Myself and my partner are buying a property for £325,000. This will be a joint purchase and will be our first home together. We both own our own houses and will not have sold these before completing on the new property. We both intend to sell our existing properties in he next 3-9 months.
    I calculate that the purchase of the new house will have a £16,000 Stamp Duty charge (£6,250 and £9,750 at the higher rate). When we have sold our current properties we will only have the 1 residential property between us and can claim a refund of the £9,750. There will potentially be a gap of a few months between the sale of these properties, can you confirm that the tax can only be reclaimed when both have been sold?

    Comment by Michael — June 5, 2020 @ 2:13 pm

  17. We sold a house in 1993 and moved away. We are returning to the UK and plan to buy a house Will we need to pay stamp duty on this purchase?

    Comment by Yvonne — May 15, 2020 @ 5:06 pm

  18. I am planning to buy a buy to let property for £250,000 I do not own a property at the moment but have done in the past do I still need to pay stamp duty plus the 3%.
    Thank you

    Comment by Carol Parrish — March 5, 2020 @ 3:46 pm

  19. Shelley – as your situation is a complex, it sounds like you should speak to your conveyancing lawyer about exactly what your stamp duty land tax bill will be for the purchase and whether the purchase could be considered a purchase of a main home and so not incur the surcharge? Very best of luck.

    Comment by HomeOwners Alliance — March 2, 2020 @ 1:28 pm

  20. I own my home with my husband and also my mums property with her, we also own a flat which is rented out but that was purchased before the new laws came into effect, would I be liable to pay higher rate of stamp duty as we are selling both mine and my moms property to buy one between us all? The flat would remain

    Comment by Shelley Yoxall — February 25, 2020 @ 4:44 pm

  21. Hi, my parents transferred a property to my siblings and i when we were younger. i have a 25% share in this rental property and am now looking to buy my first house to live in. do you know which rate of stamp duty i will have to pay please? thanks

    Comment by rachel ewins — February 6, 2020 @ 9:32 am

  22. Me and my boyfriend want to buy a house this year, I’m a first time buyer but he has a shared mortgage on the house he Owns with his dad. However, the house was a council house and so the mortgage value is under £40000 and he shares it with his dad so would we have to pay stamp duty on a home we buy together?

    Comment by Katie — January 27, 2020 @ 9:53 pm

  23. Dear Chris – Our understanding is that the stamp duty surcharge is only triggered when you already own a property worth over £40,000 anywhere in the world. It may be that you will have to get a valuation done on your Spanish property to prove that you are not required to pay the additional stamp duty – do speak to your conveyancing lawyer about this at an early stage. Best of luck!

    Comment by HomeOwners Alliance — January 8, 2020 @ 11:04 am

  24. I am recently divorced and own a house worth 30000 pounds in Spain.I am buying my exwife out for 17500.I am now going to buy a home in the UK with my partner.Will I have to pay extra Stamp duty or because the house is worth less than 40000 am I exempt

    Comment by Chris McCann — January 7, 2020 @ 1:12 pm

  25. Am I correct in thinking that you can fund your stamp duty from the proceeds of the house that you are selling i.e. you do not have to save enough cash savings to pay your solicitor in advance of completion?

    Comment by Lynn — December 30, 2019 @ 10:47 am

  26. Hi Emily – This sounds like quite a complicated scenario that you may need tax advice on.

    Comment by HomeOwners Alliance — January 3, 2020 @ 12:18 pm

  27. Would HMRC still class your only home as your main residence for the purposes of demanding the higher rate of SDLT if you had rented that property out since 2014 and lived elsewhere during that time and could prove it? I bought a second home in 2018. I have one other property but have not lived in it since 2014. So would that still be classed as my main residence?

    Comment by Emily — December 20, 2019 @ 1:18 pm

  28. I have property that I rent out in UK but I rent where I live. I’m now buying a home with a friend who is a first time buyer, would I need to pay stamp duty?

    Comment by Confused — December 16, 2019 @ 1:38 pm

  29. Dear Adrian – given the number of properties involved, it makes sense to speak to a tax lawyer to make sure your plans are as tax efficient as possible. Our guide has some information on the stamp duty surcharge but you would be best getting specific advice for your circumstances. Best of luck!

    Comment by HomeOwners Alliance — November 21, 2019 @ 11:53 am

  30. I currently live with my partner and she is the sole name on the mortgage. I purchased a holiday home last year (for £45,000) in my sole name to avoid stamp duty. I was wondering where we stood regards stamp duty say for example if we purchased a property (main home) for £120,000 (both names) sold the property in her name and kept the holiday home ( a little complex, sorry)

    Comment by Adrian — November 20, 2019 @ 11:35 am

  31. Dear Sean – My understanding as it is 14 days after completion that it has to be paid to HMRC. It may be that your conveyancer wants this earlier. I suggest you contact HMRC directly and discuss this.

    Comment by HomeOwners Alliance — November 20, 2019 @ 4:58 pm

  32. Hi there,

    I own 2 properties currently. 1 of which is my main residential property. This will change however as my fiancé and I have an offer accepted on a property at £279,000. This will be my fiancés first property, but not mine. Considering this, Stamp Duty will need to be paid (which we understand).

    Our solicitor however is stating that they cannot complete the sale of the new house, or drawdown the Mortgage until they have the Stamp Duty paid to them in full (for them to then file the stamp duty return). I was of the assumption that you had 18 days to pay Stamp Duty after the completion of a sale? Then there was a £100 fine for late filing up until 6 months, then £200 thereafter (up to 12 months).

    The fact that the Solicitor is wanting the £13,200 Stamp Duty, on top of the 15% deposit we are putting down is meaning that we are now struggling to get this sale done! We had planned to pay the stamp duty fee within 6 months of completion (and the £100 fine as required), as this was the most affordable thing for us to do.

    Any advice would be appreciated. Thank you,


    Comment by Sean Mc — November 17, 2019 @ 3:32 pm

  33. Dear ACG – There can be tax implications when gifting property. It might be worth talking to HMRC or a tax adviser.

    Comment by HomeOwners Alliance — November 8, 2019 @ 1:51 pm

  34. Correction *
    Hi, I own 2 properties, one of which I currently live in.
    I have just put an offer in for a house with my partner who is a first time buyer, but he would lose any exemptions because I own property.
    If I gift my current (residential) property to my father within 3 years, am I entitled to a refund in additional rate stamp duty?

    Comment by ACG — November 6, 2019 @ 6:26 pm

  35. Hello Michael, stamp duty is calculated on the price that you pay for the property and is paid soon after completion. If there were to be any changes to stamp duty, we’d expect there to be clear guidance on whether any of the changes can be backdated.

    Comment by HomeOwners Alliance — October 14, 2019 @ 2:56 pm

  36. Hi Max

    Can you tell me, at what stage is the stamp duty amount set in stone? On the agreed price when applying for the mortgage etc or at some other point before contracts are exchanged? Or can it change in the 30 day period you have to pay after completion based on the rate the day you pay it? We have just agreed a purchase but if stamp duty is lowered in the coming weeks it could cost us…

    Many thanks

    Comment by Michael — October 14, 2019 @ 12:21 pm

  37. Hi Max, the rules around stamp duty are complex. You may need to call a tax lawyer so that you get expert advice on the subject.

    Comment by HomeOwners Alliance — September 9, 2019 @ 3:35 pm

  38. Hello – we purchased 50% of a Shared ownership property as first time house buyers and elected for option A (pay in stages) as such we did not pay any stamp duty initially.

    I understand that were we to buy the next 50%, we would need to pay stamp duty roughly on: total consideration paid to date less (after deducting any Stamp duty paid = 0).

    My question is, how is the 300,000 exemption considered when staircasing? We did not use all of the exemption for example so is part of it available when staircasing?

    My worry is that we paid no stamp duty due to the exemption at first, but now we will be hit with a massive stamp duty bill when acquiring the full % as will not get any benefit from the 300k exemption?

    Comment by Max — September 9, 2019 @ 1:23 pm

  39. Hi Paul – Unless you are a first time buyer (which you are not) you would have to pay stamp duty unless you have an exemption of some sort. It details on the guide what level you would have to pay, or you can use the stamp duty calculator https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#/intro

    Comment by HomeOwners Alliance — August 27, 2019 @ 11:28 am

  40. Stamp duty if i buy a home for £190,000.i had a house but a longtime ago ,ununder 40,000 pounds does that mean i have to pay stamp duty

    Comment by Paul Johnson — August 23, 2019 @ 10:07 pm

  41. I am currently looking to Down Size from a 3 Bedrooms property to a Bungalow. I f more older people did not pay Stamp Duty on one move. It would free up houses for young families. Would not be such a Shortage

    Comment by Jacqueline Rowse — August 1, 2019 @ 5:06 pm

  42. Hi – It looks like you would need to pay stamp duty as you both need to be first time buyers to qualify for relief. However, it would be best to contact HMRC initially and discuss with them. You may also need some specialist tax advice from a tax lawyer

    Comment by HomeOwners Alliance — July 19, 2019 @ 11:33 am

  43. I am a first time buyer but my husband has another property under his name. When we buy a property how will the stamp duty work? Will they still allow for the first 300,000 to be 0%?

    Comment by x — July 19, 2019 @ 11:24 am

  44. Hello Belinda, I’m not a tax lawyer but sounds to me like if you buy your sister out and you already owns a property, that you are likely to have to pay the stamp duty surcharge though you may be able to claim the main residence exemption. It is complex.
    If you would like to become a member of HomeOwners Alliance, we could set up a call for you on short notice with a tax lawyer.

    Comment by Sara Hind — July 16, 2019 @ 3:34 pm

  45. I own 38 % of a property and my sister owns 62%. We have rented this for the last 7 and a half years. She wants to sell her share and I am going to buy her out. Do I need to pay stamp duty on the price that I am paying her? This is not my main residence. Any advice would be appreciated.

    Comment by Belinda O’Rourke — July 15, 2019 @ 2:54 pm

  46. I am selling an inherited rental property and my main residence concurrently, to buy another main residence. If my main residence sells before the rental and I complete on the transaction, while still waiting for the rental to be sold; will I have to pay the additional purchase tax?

    Comment by Denise — July 1, 2019 @ 7:21 pm

  47. My wife (of 3 years) is Spanish and used to live in a small flat that she owned in Barcelona (she lived in it for about 8 years before meeting me). She moved out about 7 years ago to live with me in larger but rented accommodation initially in Spain and now in London. She rented out her flat up until about 6 months ago and has been trying to sell it but hasn’t managed that yet. We have now found a house we want to buy together in London but are being told we will have to pay higher rate stamp duty and we will not be able to apply for a refund. Apparently we have to pay the higher stamp duty because we are poorly renters at the moment we are not replacing our main residence (if we owned where we have been living for the past 4 years we would be replacing our main residence – seems unfair to me)! I’ve been advised (by our conveyancing solicitors) that as my wife hasn’t lived in her flat for a ‘long time’ it can’t be deemed as her (or our) main residence (it would be deemed as a buy-to—let) so that even if she sells it in the next 18 months we will not be able to claim a refund on the higher rate stamp duty.

    Comment by Lloyd — May 29, 2019 @ 11:48 am

  48. Hello Lorraine, your son can check how much Stamp Duty Land Tax he should have paid by using HM Revenue and Customs calculator – follow this link – http://www.gov.uk/stamp-duty-land-tax

    Comment by Sara Hind — May 29, 2019 @ 10:56 am

  49. My son bought the family home in 2015. As a first time buyer what would he be expected to pay in stamp duty on £147000. Mortgage.? His solicitor was struck off for malpractice & my son doesn’t know if he should contact the company he worked for to assess if he paid too much (2;500) stamp duty or not. I would be grateful if you could advise if we should take this further?

    Comment by Lorraine oakley — May 25, 2019 @ 9:13 pm

  50. Hi
    My husband and me are purchasing our first property in the UK. My husband does not own anything else but I have inherited a 50% share of a house in Greece about 4 years ago, which worth less than £40,000. The property that we are purchasing here is worth £200,000. I assume we are not considered first time buyers, right? How much stamp duty do we pay? I am not sure what applies to us. Is it 2% on 75,000 and an additional 3% on £200,000?

    Comment by Ilia — May 12, 2019 @ 8:23 pm

  51. Hi
    I have two questions to ask.First,we have bought our first house in August 2017 to live
    but due to some personal reasons( son got a place in London school) we had to move to London in December 2018 to London on rent(we lived in our house one year four months). So my questions are- Can I get my registery cost back if I sell my house within two years.
    Second,do I have to pay consider rental income I get from my house as income and pay tax or I can show that I’m paying more rent in London then what i get as landlord.(in simple words can I get tax rebate being I pay more rent as a tenant than I receive rent as a Landlord.
    Please give your valuable feedback on this.
    Thanks and regards

    Comment by Sarabjeet — May 5, 2019 @ 4:15 pm

  52. Great useful info

    Comment by Georges — March 9, 2019 @ 9:14 am

  53. Hi Chris, you can use the Government’s Stamp Duty calculator to work out how much Stamp Duty Land Tax you’ll need to pay. Here’s the link – https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#/intro

    Comment by Sara Hind — February 11, 2019 @ 3:36 pm

  54. Hi
    We are selling our main house and buying another main residence.
    We own two rental properties, do we pay extra stamp duty on our purchase?

    Comment by Chris — February 9, 2019 @ 12:32 pm

  55. Hi Kyle Thanks for getting in touch with your question. Do consider becoming a member, we’d be happy to help. In the meantime, you may wish to call the HMRC stamp duty land tax helpline for help with your query. They can be contacted on 0300 200 3510

    Comment by Marianne Cole — December 21, 2018 @ 3:12 pm

  56. Hi, I bought an off-plan lease hold property last year and paid two installments total 50% of the price and also paid for the stamp duty. The property has a long-stop date on December 31, 2018. Lately I was told that the practical completion date of the flat will be March 31, 2019. I asked my solicitor and she told me I have the right to terminate the agreement at any time after the expiration of long stop day and receive back the premium already paid. However she told me that the stamp duty that I have paid could not be refunded! I wonder if it is true. If I do not own the property at the end why I still haven to pay the stamp duty?

    Comment by Kyle — December 21, 2018 @ 8:16 am

  57. Hello Richard, thanks for your question. If you were to become a member, we’d be happy to look into this for you as we can provide you with a free call to a tax specialist. Alternatively, you might want to contact the Govt’s Stamp Duty Land Tax helpline on 0300 200 3510.

    Comment by Chandni Sahni — December 3, 2018 @ 10:50 am

  58. Hi, we own a flat which we have rented out since 2010.
    We sold our main residence 2yrs ago and went travelling.
    Now we are looking to buy a house to live in, are we subject to the 3% stamp duty, or do we have a year before this comes into force as we are moving from main residence to main residence (albeit with a 2yr gap).
    Please advise as we can’t adford an additional 3% for our main house, we’d have to sell our flat which was meant to be my pension. 🙁

    Many thanks

    Comment by Richard — December 2, 2018 @ 11:32 am

  59. Hi Katie, because your partner still has a major interest in another property (even though he lets it out), I believe you would be looking at the higher stamp duty charge.

    Comment by Sara Hind — October 3, 2018 @ 2:53 pm

  60. Hi, my partner owns a property that he used to live in and now rents out. We live together in a property that I own and we now want to sell my house and buy a new house together. Will we be liable to pay the additional 3% stamp duty? Thanks

    Comment by Katie — September 26, 2018 @ 10:52 pm

  61. Hi there

    We are purchasing a residential property but our current property only has my name on the deed since my wife wasn’t working at the time that she couldn’t be added to the mortgage. This was in 2010.

    We then bought a BTL property in 2012 and her name as well as my name is on there. And this is causing a complex situation that because her name is not on residential but on BTL, which we are keeping, our solicitor says the “replacing the main residence” rule doesn’t apply and therefore we need to pay a 15,000GBP extra for stamp duty.

    An offer has been accepted for the new house that we would like to move to and all moving process is under way. But I wonder if there is any way that we do not have to pay the extra 15,000GBP because in my eyes it should be treated as if the property is owned jointly. Only the circumstances at the time made it difficult for us to do so.

    Thank you in advance for your prompt attention and any advice that you could give us.

    Kind regards

    Comment by K — May 31, 2018 @ 12:56 pm

  62. Hi Peter, I would challenge your solicitor as to why it wasn’t included in your initial list of expenses and disbursements. The fee may be a bank transfer fee – ie how much the bank is charging your conveyancer to transfer the money. Unfortunately this can be a tactic of conveyancing quotes – a low headline figure but then they attach on lots of extras. Here is a little more information on conveyancing fees. https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/much-conveyancing-fees-cost/. Peggy

    Comment by Paula — May 11, 2018 @ 4:43 pm

  63. I am purchasing a house for £300,000 on which the stamp duty is £5,000. In my solicitors list of expenses and disbursements, there is an extra fee of £90 for the transfer of this fee. I can’t find any reference to this payment online, and wonder why I should have to pay this fee over and above the extortionate rate of stamp duty. Surely, the government should pick up this expense if they want the stamp duty transferred to them.

    Comment by Peter Swarbrick — May 7, 2018 @ 4:53 pm

  64. Hi Sarah, your solicitor will arrange for the stamp duty to be paid and yes, assuming there’s enough to cover it, it can be paid from the proceeds of the sale of your property. See our guide for more information on the conveyancing process https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/conveyancing-made-easy-for-buyers/

    Comment by Sara Hind — May 8, 2018 @ 4:00 pm

  65. Hi
    May be a silly question but I just wondered can I wait for the sale of my home and I have received the funds before paying stamp duty on a home o am planning to purchase? I just wondered if I will need to ensure I have the money for stamp duty up front or if it can come from the sale of my home? Many Thanks

    Comment by Sarah Mason — May 3, 2018 @ 2:13 pm

  66. I am buying a property as my main home, I do not own anything at the moment as I sold to move in rental to be able to care for 100yr old mum. I cannot move into it yet but will try to let till I can, what are my obligations for stamp duty?Thank

    Comment by Joan — May 2, 2018 @ 10:39 am

  67. Hello,
    Was just wondering if I will have to pay stamp duty or not and how much it would be. I have a property on a buy to let mortgage that I rent out (house is worth £75,000). I’m currently living in my mums now, and the house I’m wanting to buy is £299,000. My girlfriend is first time buyer, but wondering because of the house I rent out will I have to pay the stamp duty. Even though I’m not living there and I can’t sell it to move in to this new property

    Thanks Paul

    Comment by Paul — March 22, 2018 @ 9:59 am

  68. Hello Martin. If you are buying your next property for over £125,000, whether it is leasehold or freehold, you will have to pay stamp duty. If you are buying an additional property (you buy your next property before selling your existing one) you’ll have to pay a stamp duty surcharge of 3% on top of the standard rate.

    Comment by Sara Hind — March 20, 2018 @ 2:58 pm

  69. hi there.
    my wife and I bought leas hold property in 2014 and payed stamp duty of it.
    we are still paying mortgage.
    flat become too small for us so we decided to sell this property and buy another one.
    question is: do we have to pay again full stamp duty from new property?
    Or how is it?
    thank you very much
    kind regards Martin Stefanko

    Comment by martin stefanko — March 19, 2018 @ 8:24 pm

  70. We are so sorry to hear about your situation. From what you have written, it sounds like the estate agent is acting improperly and illegally. You may find our guide on how to complain about an estate agent useful – https://hoa.org.uk/advice/guides-for-homeowners/i-am-selling/how-to-resolve-disputes-with-estate-agents-a-guide-for-sellers/.

    We are also campaigning for industry to change. We believe that estate agents should be banned from offering services to buyers because of this conflict of interest and it is so difficult to police.


    Comment by Paula — December 1, 2017 @ 2:45 pm

  71. Hello

    I discussed with a finance adviser at my estate agent as I was doing research and he said I should ask a conveyancer to confirm. I’ve owned a property before with my ex-wife and she bought me out and now not on any documentation of the house. I’m in the process of looking for a property with my new partner.

    Is there any truth in the quote below and does that make me exempt or possibility of having reduced Stamp Duty when purchasing a new property as a first time buyer?

    “However, if you sell the marital home or are removed from the mortgage within three years, you may be able to claim a rebate on the additional stamp duty you would have paid for your new property.
    It’s worth getting advice from your conveyancing solicitor on this at the time of purchase.”


    Comment by George — December 1, 2017 @ 1:01 pm

  72. You’ll be exempt if it’s your first property. Take a look here https://hoa.org.uk/2017/11/stamp-duty-cut/ and speak to your solicitor.

    Comment by AKerr — November 27, 2017 @ 3:01 pm

  73. Hi Im in the procces of purchasing property (1st property) and exchanged about a month ago
    But have not yet completed it. The property ready in a few weeks time.
    Will I have to pay the stamp duty still or will I be exempt now?

    Comment by Tristan — November 26, 2017 @ 5:09 pm

  74. Hi there. You should be exempt if it is both your first purchase and you haven’t yet completed. Speak to your solicitor and see this article for more information: https://hoa.org.uk/2017/11/stamp-duty-cut/

    Comment by AKerr — November 27, 2017 @ 3:03 pm

  75. Hello,
    Me and my partner are in the process of buying pur first property.
    We have signed the contracts but are still waiting to move in in January.
    Under the new changes will we have to pay the stamp duty now or will we be exempt under the new rules?


    Comment by Daniel Hitchen — November 24, 2017 @ 8:52 pm

  76. No sorry! Not if you’ve paid it…Have a quick word with your solicitor though just in case he held back in anticipation of the Budget announcement.


    Comment by AKerr — November 23, 2017 @ 10:32 am

  77. I paid stamp duty today on my first house. Am I able to reclaim some of it after the budget speech?

    Comment by Robert — November 22, 2017 @ 10:21 pm

  78. Hi Alison,
    If you sell your main home after you purchase your new home you’ll need to pay the higher rate. You can claim a refund of the higher rates if your old home is sold within 3 years of buying your new home. You can claim a refund by changing the original return or completing a SDLT repayment request form. This must be claimed within 3 months of the sale or 1 year of the filing date of the return, whichever comes later.

    HomeOwners Alliance Team

    Comment by AKerr — October 30, 2017 @ 11:58 am

  79. I am buying a property which will be my main residence, but haven’t managed to sell my existing house yet. Can I reclaim the additional (second property) premium when I finally sell my exiting house?

    Comment by Alison Sargeant — October 18, 2017 @ 6:15 pm

  80. Hi Paul
    We suspect you wouldn’t have to pay the surcharge – but I would advise that you need to speak to a tax specialist for a definite answer. Angela

    Comment by AKerr — September 21, 2017 @ 12:01 pm

  81. I am presently getting divorced and wish to buy a property. My name is not on the deeds of the house only my wifes. Do i have to pay the additional SDRT?

    Comment by Paul Humphreys — September 19, 2017 @ 5:01 pm

  82. Hi
    I purchased a property in January 2017 and have just been notified by the solicitors who did the conveyancing that I will have to pay an extra £60 to pay in stamp duty as it is a new property and it is the first registration, anyone know if this is indeed this the case?
    Would appreciate any clarification

    Comment by Gerald — August 20, 2017 @ 9:38 pm

  83. Hi,

    We are buying a house to replace our existing primary residence.

    The timing of the transactions are such that the purchase will complete 2 weeks before the sale. At the time of the purchase completing, the sale will have already exchanged contracts.

    Due to the timings being so close together it seems a little bit protracted to have to pay the extra SDLT, to then reclaim the excess two weeks later.

    As the sale is happening within the 30 day period for which we have to submit SDLT forms, is it possible to simply pay the lower amount?

    Many thanks,

    Comment by Antony — May 6, 2017 @ 8:41 am

  84. I have 8 buy to let properties. I sold my main residence in 2009 to live with elderly parents, both died, Mum in July 2016. My brother and I sold her house and I bought a flat at under £100,000 and my solicitor charged me the 3% stamp duty. Was she correct in doing this as I sold my main residence 2009. Since then I had been living with her. Just want clarification that I was liable as no one seems to know.

    Comment by christine — March 26, 2017 @ 7:16 pm

  85. Dear Ann,
    Do have a look at a link to our stamp duty calculator: Stamp Duty Calculator and the freephone number for our expert advisors.

    Kind regards,

    HomeOwners Alliance

    Comment by Sophie Khan — March 3, 2017 @ 1:35 pm

  86. Hi I am remortgaging my home to buy out my husband as part of my divorce.
    I was gifted 20% equal share in my parents property in 1997, will I have to pay SDLT?

    Comment by Ann — February 28, 2017 @ 10:47 pm

  87. Hi
    is the stamp duty a one time payment?
    or you have to pay every year. Apologies but I am an international business man who is looking to buy a property in England.

    Thanks to let me know

    Kind Regards

    Comment by nilsen — February 14, 2017 @ 10:40 pm

  88. Hi im remortgaging and turning it to a b t l mortgage and removing some one from deeds do I need to pay stamp duty again

    Comment by Rob — February 5, 2017 @ 11:53 am

  89. If I buy 2 adjoining properties at the same time with the intention of converting them into one large dwelling for myself and my family would I be liable for the ‘second property+’ stamp duty surcharge?

    Comment by Craig — January 2, 2017 @ 9:07 am

  90. Hello,
    We are buying home in UK.It is cost us 125 000 pounds. My husband own already property in Poland. It is worth 16 000 pounds. Do we have to pay 3 % stamp duty ? My solicitor said „yes, we have to”, but when I called to Gov stamp duty helpline lady said we don’t have to pay if our property in Poland is worth less than 40 000 pounds and said to have look to question 7 on page 23 on stamp duty guide…. Now I am totally confused. ;/
    Please advice me.

    I look forward to hearing from you.
    Kind regards,

    Comment by Karolina — November 28, 2016 @ 10:06 pm

  91. Hi

    I have 2 buy to let property’s and currently living back at my parents home, I am in the process of buying a home for my self, the purchase price is £110,000, woukd I have to pay any stamp duty tax on the home for my self.


    Comment by Dean dale — November 18, 2016 @ 1:43 pm

  92. Hi Peter,

    If you already own a property, you will have to disclose this to the solicitor or conveyancer acting for you on your purchase and they will be able to advise you on how to prove the valuation and legitimately avoid the 3% stamp duty surcharge on second homes. Perhaps you can use the tax authority’s records. Failure to disclose your ownership of it could cause you real difficulties in future so it’s best to be up front from the outset. Best of luck with your purchase!

    Kind regards,

    HomeOwners Alliance Team

    Comment by Sophie Khan — October 27, 2016 @ 7:01 pm

  93. Hello,
    We are buying our first home in England with my wife. I inherited a flat back home 20 years ago when my father died. The flat’s 50% is on my mum’s name, 25% on my brother’s name and 25% is on my name. The property worths about £20000. Do i need to pay the additional 3% stamp duty?
    Thanks for your answer in advance

    Comment by Peter — October 27, 2016 @ 11:14 am

  94. Hi Emma,

    If you already own a property, you will have to disclose this to the solicitor or conveyancer acting for you on your purchase and they will be able to advise you on how to prove the valuation and legitimately avoid the 3% stamp duty surcharge on second homes. Perhaps you can use the tax authority’s records. Failure to disclose your ownership of it could cause you real difficulties in future so it’s best to be up front from the outset. Best of luck with your purchase!

    Kind regards,

    HomeOwners Alliance Team

    Comment by Sophie Khan — October 20, 2016 @ 1:11 pm

  95. Hi,
    My husband and I are buying our first home. I already own a property abroad, the value of which is 42,000 euros (less than £40,000) based on the foreign tax authority’s records while the actual market value is even lower. I believe that because of the value of the existing property we are exempt from the extra stamp duty. How will I be able to prove the value in the UK?

    Comment by Emma — October 18, 2016 @ 2:07 pm

  96. Dear Louie,
    Thanks for you query about stamp duty. Do have a look our guide on this: Stamp Duty Surcharge – your questions answered
    You can also try out our handy online tool: Stamp duty Calculator. We also have this: Step-by-step guide to selling your home

    Wish you the very best with your new move.

    Kind regards,

    HomeOwners Alliance Team

    Comment by Sophie Khan — October 13, 2016 @ 2:16 pm

  97. Hi I have recently got married and my new wife and I want to sell her existing home and buy a new one between us. I already have a property and wish to rent it in the future.
    What stamp duty would we have to pay on our new home ? would we have to pay the additional rate ? or will the new home be treated as our main residence therefore the lower rate applies
    Many thanks

    Comment by Louie — October 13, 2016 @ 8:40 am

  98. Dear Ray,

    Thank you for your query. The stamp duty is 2% which comes to £5,000 as its not a second home or buy to let. It’s only 2% for the part above £125,000 – so it amounts to £100 (assuming it is not a second home). You should also confirm with your solicitor the correct amount. Have a look at our: Stamp Duty Calculator. Also do have a read of our guide here: How much is stamp duty and when do I pay?.

    Kind regards,

    HomeOwners Alliance Team

    Comment by Sophie Khan — September 22, 2016 @ 11:55 am

  99. I have a realtor telling me that I have to pay 1300 pounds stamp duty on a home purchase of 130,000 pounds
    is this correct?
    This is my only home.

    Comment by RAY SHELLAM — September 11, 2016 @ 11:48 pm

  100. We are looking to move from Scotland back to England. Its taken that once the letter of acceptance is received, the purchaser is tied. I have to say, out of the miserable 12 years I have been here, it seems that this is the only thing they have got right.
    As we all know how precarious the English system is with sales falling through, we have considered securing a property a head and would like to know:
    If we were to exchange and / or complete on the property in England which is to replace the Scottish one within the 30 days of completing in Scotland?

    Most of our equity is tied up in the Scottish house, but we would have a decent deposit to get further borrowing to buy the English one, which we hope will ultimately be a a small mortgage at worst. What would be the best way of doing this? Will we be hit with the tax, if so at what level and can we recover it?
    How do you prove that it is not a buy to let?

    Comment by cas649 — August 20, 2016 @ 8:33 am

  101. How does this work if one you are married do not have a property registered in you name, want to move out and buy your own home? Are you treated as a couple or two individuals?

    How does this work if selling in Scotland and buying in England? I know there are two separate land registry systems but one HMRC.

    Does George Osborn know that he has shafted the ordinary people or was this his final
    ‘up-yours’ on his way out?

    Comment by cas649 — August 20, 2016 @ 5:42 am

  102. If a couple buy a house together as their first family home but one of them already owns a buy to let property do they have to pay the extra stamp duty?

    Comment by Rita Stebbings — August 19, 2016 @ 5:24 pm

  103. Hi team,

    I am serving in the armed forces, currently living in Service Families Accommodation. I own my own house which I bought over 20 years ago and lived in for 2 years. I have since then, rented it out but kept it as a potential main residence, should such an occasion arise where I would need to leave the service swiftly. I am coming to the end of my time in the Army and as such am planning to buy a property to settle in. The purchase of this property may occur before the first property is sold, though this is the absolute intention. Will I be subject to the stamp duty surcharge or is there a timeframe to sell the first property to avoid this?

    Comment by Scott Marshall — July 31, 2016 @ 5:59 pm

  104. Hi all,

    If I have a house in another EU country and want to buy a new house in UK do I still pay the stamp duty?

    Comment by Angela — April 26, 2016 @ 10:13 am

  105. Hi Robert,

    If the home you are buying is replacing your main residence, then the additional 3% stamp duty will not apply.
    However, if you move out of your main residence but keep it and buy another main residence, you will have to pay the 3% stamp duty surcharge initially.

    If you sell the first home within 3 years of completing on the purchase of the new home, HMRC will make a full refund. But you need to pay the 3% surcharge upfront and on completion.

    For more information, please take a look at our Stamp Duty Surcharge Q&A article.


    HomeOwners Alliance Team

    Comment by Annie — March 29, 2016 @ 11:11 am

  106. i am buying anew build in august and will be selling my present house in september. will i be affected by the new tax rules?

    Comment by robert churches — March 29, 2016 @ 11:01 am

  107. I’m currently selling 2 homes in order to purchase 1. The first property is about to exchange but the second property isn’t going to complete before the 31st March. I’m buying my new place on the 7th April and even tho I’ve sold my property am I still going to be liable if it hasn’t completed?

    Comment by Matthew hicketts — March 17, 2016 @ 6:39 pm

  108. Yes, on BTL and second properties,the 3% (previously 0%) rate applies for the first £125000 from 1st April, then it’s 5% (previously 2%) for the next £125000 and so on up to 1.5M + where the new rate will be 15% (previously 12%).

    Comment by Andy — March 13, 2016 @ 11:29 pm

  109. buying a second home under 125.000 do I pay 3% stamp duty in april ?

    Comment by bev johnson — February 15, 2016 @ 9:48 pm

  110. I am buying a property price £350 paying 25% from my savings, I am truly hand to mouth as the seller re-negotiated 10% up at last minute because of overwhelmed response on his property or I think he couldnt get decent property onward. We do not want to miss this house the price now has already gone 5%+

    I have just exchanged contract, thank GOD! Now my solic required the rest of the funds in his bank account. But I can not pay stamp duty using my credit card, my solic says, he said by law he will inform my lender. I am not sure why can I not pay later (after completion) ?

    Comment by Sean — February 1, 2016 @ 10:17 pm

  111. i am selling my house for £900 could you tell me how much would the buyer have to pay in stamp duty as i believe the stamp duty is changing in April 2016.

    Comment by jennifer — December 7, 2015 @ 7:09 pm

  112. I own a property that I am renting out. I am the rental tenant in a different property and pay rent for it. If I purchase another property (my 2nd) to live in. Do I have to pay the new increased stamp duty rate?

    Comment by Ian — December 1, 2015 @ 9:22 pm

  113. I am buying a Buy to Let property for £485,000 which I’ve already exchanged on but it won’t complete until Q3 2016. Will I have to pay the extra 3% stamp duty announced in the Autumn statement?

    Comment by David Mills — November 30, 2015 @ 12:23 pm

  114. Can I pay the stamp duty with money from the mortgage or do I need to pay with money from deposit or savings?

    Comment by Laura Roman — November 12, 2015 @ 5:01 pm

  115. Good information regarding Stamp Duty. Thanks

    Comment by Ged Ward — November 12, 2015 @ 7:36 am

  116. Hello in am buy a flat by right to buy the flat was valued at £185,000 but with discounts buying it for £80,000 will i have to pay stamp duty

    Comment by Robert enoch — October 4, 2015 @ 6:41 pm

  117. The freeholder and owner of 2 flats out of 4 has a company yet he has sold the properties to himself. Basically he has bought, but bought both flats and freehold at the same time,, yet I have seen leases where he has bought flat from his own company being the MD of his property company, I feel this is done to avoid 15%stamp duty and pay only 5 %. Can you tell me if this is legal, a loophole that can be used. He has just sold 1 of the flats and it is a substantial amount of money he doesn’t pay by selling to himself. The lease has only initials and no signature or cost. If you can help me, many thanks..

    Comment by Matt Gavin — August 23, 2015 @ 7:22 am

  118. so am i right in saying, that i do not have to pay the stamp duty immediately on completion, but within 30 after completion?

    Comment by jane — March 4, 2015 @ 5:15 pm

  119. I bought a property for 367500 in november and paid 11025.H.M Revenue are now asking me for another £75.00.Can you tell me why please

    Comment by j.purvis — January 28, 2015 @ 9:37 am

  120. Would I pay stamp duty on a buying a share of a property in a part ownership scheme if my share is under 125,000 but the overall value of the property was over?

    Comment by Olivia Rose Cunningham — January 27, 2015 @ 8:45 pm

  121. Is it legal to pay your buyer’s Stamp Duty? Our house has been valued at around £265k so at this price, if we offered to pay the almost £8k of our buyers stamp duty, we’d still get £258k.

    Comment by Karen — February 26, 2014 @ 7:50 am

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